Can I use your services to find a Conveyancing solicitor in Presteigne even where I’m not purchasing or selling a house, for example if I want to buy a shop in Presteigne with a mortgage from Alliance & Leicester ?
Our search tool is primarily utilised to find domestic conveyancing solicitors in Presteigne but we have recorded at the bottom of this page a few Presteigne commercial conveyancing firms. You should make contact with the firm directly to check if they are also authorised to represent Alliance & Leicester
I am purchasing a terraced house in Presteigne. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Presteigne you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Presteigne.
My wife and I buying a 3 bedroom semi in Presteigne. Our aim is to carry out an extension to the side at the property.Will the conveyancing process involve investigations to determine if these works are allowed?
Your solicitor should review the deeds as conveyancing in Presteigne will sometimes identify restrictions in the title deeds which prohibit categories of works or require the permission of a 3rd party. Many works need local authority planning consent and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
My lawyer has informed me that defective lease insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Presteigne?
The right level of defective lease indemnity insurance depends on who your lender is. It would differ for example between Santander and Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such policies.
I am due to exchange contracts on my house. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, HSBC are being problematic. The Presteigne solicitor who is on the HSBC conveyancing panel is happy to accept ‘lack of building regulation’ insurance but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Due to the input of my in-laws I had a survey completed on a house in Presteigne before instructing lawyers. I have been informed that there is a flying freehold overhang to the house. My surveyor has said that some mortgage companies will not give a mortgage on such a premises.
It varies from the lender to lender. Lloyds has different requirements for example to Nationwide. Should you wish to call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Presteigne. Conveyancing will be smoother if you use a solicitor in Presteigne especially if they are familiar with such properties in Presteigne.
Can you offer any advice when it comes to choosing a Presteigne conveyancing practice to deal with our lease extension?
When appointing a property lawyer for lease extension works (regardless if they are a Presteigne conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with several firms including non Presteigne conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be of use:
-
What are the legal fees for lease extension work?
I am the registered owner of a 1 bedroom flat in Presteigne, conveyancing was carried out in 2012. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Presteigne with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease expires on 21st October 2089
With 63 years left to run we estimate the premium for your lease extension to be between £16,200 and £18,600 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.
Midway through the sale of a leasehold flat in Presteigne. Conveyancing lawyers are doing their job but we are being charged a fortune by the freeholder. So far we have issued a cheque for £275 for a leasehold management information and then a further £200 plus VAT for responses to questions raised by the buyers lawyer.
Your solicitor will not have any sway over the level of the fee for this information however the typical costs for the information for Presteigne leasehold premises is £355. For Presteigne conveyancing sales it is customary for the vendor to cover the charges. The landlord or their agents are not duty bound to answer such questions most will be content to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Regretfully there is no legislation that requires fixed fees for administrative tasks. Nor is there any statutory time frame by which they are required to issue answers.