We previously chose conveyancers with offices in Rochford on the Aldermore solicitor panel. They are now charging me a supplemental fee for dealing with the Aldermore mortgage. Is this a supplemental conveyancing fee set by Aldermore?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your conveyancing practitioner is entitled to levy a fee for this. This fee is not set by Aldermore but by your Rochford solicitor. Some firms on the Aldermore panel will charge ’dealing with mortgage’ fee and others do not.
My wife and I have organised the release of further monies on our mortgage from Santander as we wish to carry out renovations to our house in Rochford. Are we obliged to select a local Rochford solicitor on the Santander conveyancing panel to handle the legals?
Santander don't usually instruct firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander panel.
I have decided to exercise my right to buy my property in Rochford off the council. I have a mortgage offer with Coventry BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
I am purchasing my first flat in Rochford benefiting from help to buy. The builders refused to budge the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not disclose to my lawyer about the side-deal as it could put at risk my mortgage with Aldermore. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what should have been a simple, chain free conveyancing. Rochford is where the house is located. Can you offer any advice?
Flying freeholds in Rochford are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rochford you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rochford may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I need to appoint a conveyancing solicitor for residential conveyancing in Rochford. I have discover a site which looks to be the ideal answer If it is possible to get all this stuff done via phone that would be preferable. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am a negotiator for a long established estate agency in Rochford where we have experienced a few leasehold sales jeopardised due to short leases. I have been given contradictory information from local Rochford conveyancing firms. Please can you clarify whether the seller of a flat can initiate the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start 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 to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
An alternative approach is to agree the lease extension with the freeholder 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 inherited a ground floor flat in Rochford, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Rochford with a long lease are worth £195,000. The ground rent is £45 invoiced every year. The lease runs out on 21st October 2088
With 63 years unexpired we estimate the premium for your lease extension to range between £16,200 and £18,600 plus professional fees.
The figure above 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 a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.
What should I expect to pay for conveyancing in Rochford?
The amount you are charged for Rochford conveyancing costs are likely to be calculated at:
- a set fee; or
- on a time spent basis (i.e. the time spent on the particular case).
In practice very few Rochford conveyancing firms invoice by the clock