The lawyer who dealt with my last purchase has sent a quote for £995 for freehold conveyancing in Sandhurst. I am hoping to downsize from a purpose built property for £300,000. Is this too much? Is it in excess of what I should be paying for conveyancing in Sandhurst?
The quote is slightly on the expensive side. Where you are content to expend time scrutinising costs you may be able to trim some of the expense by say a hundred pounds. On the other hand, you mightlive to rue opting for an an untested conveyancer. Remember to ensure that the firm can also act for your bank. You can make use of our comparison tool to get a quote a Sandhurst conveyancing practice on the lender’s member panel which can often include conveyancing solicitors in Sandhurst.
Why do I have to pay up front for my conveyancing in Sandhurst?
Where you are retaining lawyers for conveyancing in Sandhurst your solicitor will request that you place them with monies to cover the search fees. Generally this is asked for to cover the fees of the conveyancing searches. If any deposit is payable against the sale price then this should be asked for immediately in advance of contracts are exchanged. The final balance that is due should be transferred shortly before completion.
We had instructed conveyancers with offices in Sandhurst on the Bank of Ireland solicitor approved list. They have just invoiced me a supplemental sum for the legal aspects of the Bank of Ireland mortgage. Is this a supplemental conveyancing fee specified by Bank of Ireland?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancing practitioner can levy a fee for this. This charge is not set by Bank of Ireland but by your Sandhurst conveyancing practitioner. Some firms on the Bank of Ireland panel will levy an ‘acting for lender’ fee and others do not.
I have paid off my mortgage with Lloyds. I assume I don't need a Sandhurst conveyancer on the Lloyds panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Coventry BS are being pedantic. The Sandhurst solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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.
About to purchase a new build apartment in Sandhurst. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Sandhurst
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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.
I need to retain a conveyancing solicitor for residential conveyancing in Sandhurst. I happened to discover a site which seems to have the ideal offering If it is possible to get all the legals completed via web that would be preferable. Do I need to be wary? What are the potential pitfalls?
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?
22 days into buying a house in Sandhurst. Conveyancing solicitor has told us the property is "Leasehold". Does this make a difference on our Natwest valuation?
Sandhurst conveyancing does not usually involve leasehold houses. The main factor here is the unexpired lease term and the ground rent. If it's 999 years with a peppercorn rent, it's almost the same as freehold, so it’s unlikely to affect the value significantly.
On the flip side, if it's, say, fifty five years it will have a significant effect on the saleability, and probably wouldn't be acceptable to the lender. The remaining lease term and ground rent will be stated in the lease to be supplied to your conveyancing practitioner.