Having been referred to your web site we were about to use a conveyancing solicitor in Robin Hoods Bay found using your search tool but have come across alternative fee calculations via the web appear less pricey – why is this?
There are many firms of solicitors promoting pretending to offer cheap conveyancing, unfortunately it’s common in such cases for additionalcharges result in the final fee mounting up beyond all recognition. Conveyancers are obliged to make sure that fees set out in terms of engagement should be transparent and reasonable raised The solicitors that we list for conveyancing in Robin Hoods Bay genuinely set out all costs for a standard conveyancing case.
If you had a top tip for choosing a conveyancing solicitor in Robin Hoods Bay what would it be?
It would be unwise to be seduced by the cheapest Robin Hoods Bay 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.
We previously instructed solicitors locally in Robin Hoods Bay on the Skipton solicitor approved list. They have just invoiced me a supplemental fee for the legal aspects of the Skipton mortgage. Is this an additional conveyancing fee set by Skipton?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your conveyancer can charge a fee for this. This fee is not set by Skipton but by your Robin Hoods Bay lawyer. Numerous firms on the Skipton panel will charge ’dealing with mortgage’ fee but many practices incorporate it on their overall fee.
I currently have a mortgage with TSB for my property in Robin Hoods Bay. Conveyancing was finalised months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?
You must advise TSB before renting your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. You need not do this via a TSB conveyancing panel lawyer.
I used Arc property Solicitors several years ago for my conveyancing in Robin Hoods Bay. Now, I need the documents but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Robin Hoods Bay of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
The estate agent has sent us the confirmation of our purchase of a new build flat in Robin Hoods Bay. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Robin Hoods Bay
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There must be mutual enforceability of lessee’s covenants. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
In my capacity as executor for the estate of my grandfather I am disposing of a property in Newport but I am based in Robin Hoods Bay. My conveyancer (based 300 miles from meneeds me to sign a statutory declaration before the transaction finalising. Can you recommend a conveyancing lawyer in Robin Hoods Bay who can witness and place their company stamp on the document?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are located in Robin Hoods Bay
I work for a reputable estate agent office in Robin Hoods Bay where we see a number of flat sales put at risk as a result of leases having less than 80 years remaining. I have been given contradictory information from local Robin Hoods Bay conveyancing solicitors. Could you confirm whether the owner of a flat can commence the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I bought a studio flat in Robin Hoods Bay, conveyancing was carried out 8 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Robin Hoods Bay with a long lease are worth £265,000. The ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2101
With 76 years remaining on your lease we estimate the price of your lease extension to span between £8,600 and £9,800 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.