It has taken forever and a day but a loan agreement from HSBC for the remortgage of my 4 room maisonette is expected imminently. Can you put forward a low cost conveyancing law firm in Royston?
You are on the wrong site if you are in need of the lowest fares for conveyancing solicitors in Royston. We can offer you affordable conveyancing but our intention is not to advertise as being the cheapest. Do not be fooled by companies teasing you with £100 conveyancing in Royston. The optimum result, in being led by cheap conveyancing, you will get your money’s worth and at worst you will end up being stung for additional fees and still not end up with the service you were looking for.
My wife and I are in the throws of looking at houses in Royston and I am now considering a potential offer. Is it too early to have a solicitor in place? I will be getting a mortgage with Lloyds.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are seeking a mortgage with Lloyds, ask your prospective lawyers if they are on the Lloyds conveyancing panel otherwise they can't do the mortgage legal work.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Royston property lawyer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
After shopping around on the internet I have found a Royston solicitor having checked that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Royston postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Royston.
I'm purchasing a new build house in Royston with a mortgage from Barnsley Building Society. The developers would not move on the amount so I negotiated £7000 of extras instead. The property agent told me not reveal to my conveyancer about this extras as it will adversely affect my loan with Barnsley Building Society. Do I keep my lawyer in the dark?.
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.
I have been on the look out for a leasehold apartment up to £235,500 and found one round the corner in Royston I like with a park and railway links in the vicinity, however it's only got 61 years unexpired on the lease. There is not much else in Royston suitable, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a mortgage the remaining unexpired lease term will be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.
Do you have any advice for leasehold conveyancing in Royston with the intention of expediting the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Royston can be avoided if you instruct lawyers as soon as your agents start advertising the property and ask them to collate the leasehold documentation needed by the purchasers’ lawyers. If you have had conflict with your landlord or managing agents it is very important that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a property where there is a current dispute. You may need to swallow your pride and discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over as opposed to ongoing. The majority of landlords or Management Companies in Royston levy fees for supplying management packs for a leasehold premises. You or your lawyers should find out the actual amount of the charges. The management pack can be applied for as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Royston. If you have carried out any alterations to the property would they have required Landlord’s permission? In particular have you installed wooden flooring? Most leases in Royston state that internal structural changes or laying down wooden flooring require a licence issued by the Landlord consenting to such works. Where you dont have the approvals in place do not contact the landlord without checking with your solicitor first. You may think that you are aware of the number of years remaining on your lease but it would be advisable double-check via your solicitors. A buyer’s lawyer will not be happy to advise their client to where the remaining number of years is under 80 years. It is therefore essential at an as soon as possible that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.
Royston Leasehold Conveyancing - Sample of Questions you should ask before Purchasing
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How much is the ground rent and service charge? Please tell me if there are any major works in the planning that could increase the service fees? Is there a share of the freehold?
My wife and I have recently appointed a conveyancing solicitor in Royston. I need to find out if they are on the lender's approved list of lawyers. Could you advise?
One option is to call your conveyancer to check if they are on the lender's panel. If that does not help call us and we can investigate and revert. If they are not on the lender panel we can certainly arrange a reputable conveyancing solicitor in Royston on the approved list for your lender.