I am looking for value for money conveyancer. Should I go for for an internet conveyancer rather than a high street Rye conveyancing lawyer?
Established third party relationships are another important factor to consider when choosing conveyancing lawyers. Rye conveyancers often have connections with mortgage brokers and agents, local authorities, surveyors and other conveyancing firms meaning the whole process is going to be much more straightforward for you. Possessing years of knowledge of the local area is also a plus .
It is 10 years ago since I bought my house in Rye. Conveyancing solicitors have recently been appointed on the sale but I am unable to locate my deeds. Is this a problem?
You need not be too concerned. First there is a chance that the deeds will be kept by your lender or they may still be with the conveyancers who handled your purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring current official copies of the land registers. Nearly all conveyancing in Rye relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.
We're in Rye, First time buyers buying with a mortgage (lender is TSB , and our solicitor is on the TSB conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the TSB conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
How can we tell if a Rye conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Rye obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor conducting your conveyancing.
Completion of my remortgage has taken place for my property in Rye. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I was told two weeks ago that my mortgage has been agreed to by Clydesdale. Is it usual for Clydesdale to only issue the offer once my solicitor in Rye is approved on their conveyancing panel? Clydesdale have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.
Just bought a detached house in Rye , What is the estimated time for the Land Registry to register the transfer to my name? My Rye conveyancing solicitor has been painfully slow, so I want to check that my name is registered.
There is nothing unique when it comes to conveyancing in Rye registration formalities. Rather than based on location, timescales can adjust depending on the party submitting the application, whether it is in order and if the Land registry must send notices to any other persons or bodies. As of today approximately 80% of submission are fully dealt with within two weeks but some can be subject to extensive hold-ups. Historically registration occurs after the purchaser is living at the premises so 'speed' is not typically an essential issue but if there is a degree of urgency associated with the registration then you or your lawyers should speak with the land registry and explain the circumstances.
I've recently bought a leasehold house in Rye. Am I liable to pay service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a studio flat in Rye, conveyancing having been completed January 2004. Can you work out an approximate cost of a lease extension? Corresponding flats in Rye with an extended lease are worth £171,000. The average or mid-range amount of ground rent is £50 levied per year. The lease terminates on 21st October 2104
You have 79 years left to run we estimate the premium for your lease extension to range between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.