I was recommended to a solicitor who has sent a quote for £1350 for no completion no fee conveyancing in St Brides Major. I am selling a Georgian property for £200,000. Are these estimated fees excessive? Is it in excess of the norm for conveyancing in St Brides Major?
The quote is fractionally on the high side. If you shop around you may be able to trim some of the expense by as much as £100 plus VAT. On the other hand, you mightlive to rue choosing an an unknown conveyancer. Don't forget to ensure that the conveyancer can also act for your bank. Do use our comparison tool to find a St Brides Major conveyancing firm on the lender’s approved list of lawyers which can often include conveyancing solicitors in St Brides Major.
I require conveyancing for a flat in a fairly new development (6 years old) in St Brides Major. 95% of the appartments have already been sold. Is it really necessary to order local searches as part of conveyancing in St Brides Major?
A big part of the St Brides Major conveyancing process is the conveyancing searches. There are hundreds companies delivering St Brides Major conveyancing searches, as well direct from the local authority. These are usually referred to as personal search organisation and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must obtain their data from the local authoritative source.
Finally the sale completed on my house in St Brides Major last April but the buyer keeps telephoning me to say her solicitor is waiting to hear from mylawyer. What should my lawyer have done following completion?
Post completion of your house sale your solicitor is committed to forward the transfer deeds and all supplemental paperwork to the purchaser's solicitors. Depending on the transaction, your conveyancer should also evidence that the home loan has been repaid to the purchasers solicitors. There is unlikely to be post completion procedures specific conveyancing in St Brides Major.
Can you clarify what the consequences are if my solicitor is expelled from the RBS Solicitor panel ahead of completing my conveyancing in St Brides Major?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
The deeds to our property are lost. The conveyancers who did the conveyancing in St Brides Major 4 years ago have long since closed. What are my next steps?
As long as you have a registered title the information relating to your ownership will be retained by HMLR with a Title Number. It is possible to carry out a search at the Land Registry, locate your house and order current copies of the property title for a small fee. If the property is Leasehold then the Land Registry will usually retain a file duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
I have just appointed agents to market my garden apartment in St Brides Major. Conveyancing lawyers have not yet been instructed, but I have recently received a quarterly service charge invoice – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should pay the service charge as you normally would as all ground rent and maintenance charges will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I bought a basement flat in St Brides Major, conveyancing having been completed October 2004. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in St Brides Major with a long lease are worth £192,000. The ground rent is £55 levied per year. The lease finishes on 21st October 2079
You have 54 years remaining on your lease the likely cost is going to range between £32,300 and £37,400 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.