My previous conveyancer has given a fee calculation of just over a thousand pound for leasehold conveyancing in Southborough. I am hoping to sell a Georgian house for £300,000. Are these estimated fees excessive? Is it in excess of what I should be paying for conveyancing in Southborough?
The charges are a bit high. If you shop around you could get the conveyancing a bit cheaper by say £125. That being said, you maylive to rue choosing an an unknown conveyancer. If is important to be sure the firm can also act for your lender. You can use our comparison tool to get a quote a Southborough conveyancing company on the banks approved list of lawyers which can often include conveyancing solicitors in Southborough.
My fiance and I are hoping to buy a 1 bedroom apartment in Southborough with a mortgage from Virgin Money.We would like to retain our Southborough conveyancing lawyer but Virgin Money informed us she’s not on their approved list of member firms. It seems we have little choice but to instruct a Virgin Money panel solicitor or retain our high street solicitor and fork out for a Virgin Money panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The mortgage issued to you is subject to its various provisions, one of which will be that lawyers must be on the Virgin Money solicitor panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Virgin Money
We are buying a 4 bedroom semi-detached house in Southborough. The intention is to convert the garage to a playroom at the house.Will legal due diligence on the property include enquiries to ascertain if these works are prohibited?
Your property lawyer will review the deeds as conveyancing in Southborough can occasionally reveal restrictions in the title documents which restrict certain changes or need the consent of a 3rd party. Certain additions require local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these things with a surveyor before you commit yourself to a purchase.
The formalities of my purchase has taken place for my property in Southborough. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that 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.
Intending to buy a maisonette in Southborough. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Southborough conveyancer is on the RBS conveyancing panel.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Southborough is the location of the property. Can you offer any opinion?
Flying freeholds in Southborough are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Southborough you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Southborough may determine 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.
In my capacity as executor for the will of my uncle I am disposing of a residence in Swansea but live in Southborough. My solicitor (based 235 kilometers awayhas requested that I sign a statutory declaration before the transaction finalising. Could you suggest a conveyancing lawyer in Southborough who can attest this legal document for me?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are located in Southborough
I wish to sublet my leasehold flat in Southborough. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Notwithstanding that your previous Southborough conveyancing solicitor is no longer around you can review your lease to see if you are permitted to let out the premises. The rule is that if the deeds are silent, subletting is permitted. There may be a precondition that you are obliged to seek permission via your landlord or other appropriate person in advance of subletting. The net result is you not allowed to sublet without prior consent. Such consent is not allowed to be unreasonably turned down. If your lease prohibits you from letting out the property you should ask your landlord for their consent.
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Southborough conveyancing firm to represent me?
if there is a missing landlord or if there is disagreement about what the lease extension should cost, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to calculate the amount due.
An example of a Lease Extension case for a Southborough flat is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case was in relation to 1 flat. The unexpired lease term was 50.57 years.