Recently been in touch with my conveyancing solicitor in Shenfield who acted for me two years ago requesting a conveyancing estimate based on the same type of home move (a leasehold property and a freehold premises) of almost identical values with a loan from Birmingham Midshires. It looks as though am now being quoted double. Am I right to be tempted to shop around for an alternative property lawyer?
The quote is fractionally on the expensive side. Where you are happy to invest time scrutinising prices you may be able to reduce the fees marginally by say £125. That being said, assuming were pleased with the service the firm provided you mightcome to regret choosing an an unknown solicitor. Don't forget to ensure the firm can represent Birmingham Midshires. You can employ our search tool to get a quote a Shenfield conveyancing firm on the Birmingham Midshires approved list of lawyers, which can often include conveyancing solicitors in Shenfield.
Me and my brother purchased a renovated Edwardian house in Shenfield. Conveyancing lawyer represented me and Godiva Mortgages Ltd. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold with the matching address. Is it worth asking Godiva Mortgages Ltd to clarify?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Shenfield and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing solicitor who completed the work.
How does conveyancing in Shenfield differ for newly converted properties?
Most buyers of new build premises in Shenfield approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is constructed. This is because builders in Shenfield typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Shenfield or who has acted in the same development.
I am looking for a ground for flat up to £195,000 and identified one near me in Shenfield I like with a park and station nearby, however it's only got 49 years unexpired on the lease. I can't really find anything else in Shenfield in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a mortgage that many years will likely be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
We're FTB’s - had an offer accepted, but the selling agent advised that the vendor will only move forward if we instruct their recommended lawyers as they need an ‘expedited deal’. Our preferred option is to instruct a local conveyancer used to conveyancing in Shenfield
It is highly unlikely the vendors are driving this. If they require ‘a quick sale', alienating a serious buyer is likely to cause more damage than good. Avoid the agents and go straight to the owners and make sure they comprehend that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you intend to use your preferred Shenfield conveyancing firm - as opposed tothose that will give their estate agent a kickback or achieve conveyancing targets pre-set by corporate headquarters.
I own a leasehold flat in Shenfield. Conveyancing and Bank of Scotland mortgage organised. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in Shenfield who acted for me is not around. Do I pay?
The first thing you should do is contact the Land Registry to make sure that the individual claiming to own the freehold is in fact the new freeholder. There is no need to instruct a Shenfield conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I bought a 1 bedroom flat in Shenfield, conveyancing formalities finalised 10 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Shenfield with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £50 yearly. The lease finishes on 21st October 2093
You have 68 years unexpired the likely cost is going to span between £9,500 and £11,000 plus legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.