My property lawyer in Presteigne has never been on on the Nottingham Building Society Solicitor Panel. Is it possible for me to use my family solicitor notwithstanding that they are excluded from the Nottingham Building Society approved list?
Your options are as follows:
- Complete the purchase with your existing Presteigne lawyers but Nottingham Building Society will need to instruct a conveyancer on their list of acceptable firms. This will inevitably rack up the total legal fees as well as result in frustration.
- Get a new solicitor to to deal with the purchase, obviously checking they are Nottingham Building Society approved.
- Try to convince your Nottingham Building Society based solicitor to attempt to join the Nottingham Building Society panel
There are plenty of conveyancing solicitors in Presteigne but how do I know who's good?
We would encourage you not to base your choice on the lowest Presteigne conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am expecting a DIP from Kent Reliance this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Presteigne solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Presteigne solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
About to purchase house in Presteigne. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Presteigne conveyancer is on the Aldermore conveyancing panel.
Will our lawyer be asking questions concerning flooding during the conveyancing in Presteigne.
The risk of flooding is if increasing concern for solicitors dealing with homes in Presteigne. There are those who buy a property in Presteigne, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not qualified to offer advice on flood risk, however there are a various searches that can be undertaken by the buyer or on a buyer’s behalf which will figure out the risks in Presteigne. The standard property information forms given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual question of the seller to find out whether the premises has ever been flooded. In the event that the premises has been flooded in past and is not notified by the seller, then a buyer could bring a compensation claim as a result of such an inaccurate response. A purchaser’s lawyers should also commission an enviro search. This should disclose if there is any known flood risk. If so, more detailed inquiries should be carried out.
Are there restrictive covenants that are commonly identified as part of conveyancing in Presteigne?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Presteigne. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
My husband and I are novice buyers - had an offer accepted, but the property agent informed us that the vendor will only issue a contract if we instruct the agent's chosen lawyers as they want a ‘quick sale’. Our preferred option is to instruct a high street solicitor accustomed to conveyancing in Presteigne
We suspect that the seller is unaware of this demand. If they require ‘a quick sale', taking such a hostile approach to a genuine purchaser is likely to cause more damage than good. Try to communicate with the owners directly and make sure they understand (a)you are motivated purchasers (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you intend to instruct your own,trusted Presteigne conveyancing lawyers - not the ones that will provide their negotiator at the agency a introducer fee or achieve conveyancing targets pre-set by head office.
I own a leasehold house in Presteigne. Conveyancing and Barnsley Building Society mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1992. The conveyancing solicitor in Presteigne who previously acted has now retired. Any advice?
First contact the Land Registry to make sure that this person is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Presteigne conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a split level flat in Presteigne, conveyancing formalities finalised 6 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Presteigne with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £45 per annum. The lease ends on 21st October 2088
You have 62 years unexpired the likely cost is going to be between £17,100 and £19,800 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.