Having been recommended your organisation we were going to go ahead with a conveyancing solicitor in Stalham endorsed on your site but have come across some other costs illustrations via the web look less expensive – why is this?
There are numerous conveyancers offering theoretically looks to be cut price. Our advice is to think twice as to how much you respect your own move to want to take 'cheap' risks over the quality of the legal work. Many of them highlight a bargain fee to tempt you but bury supplemental costs in the small print..
When does exchange of contracts happen for residential conveyancing in Stalham and do I need to attend the solicitors office?
If you are local to one of the conveyancing solicitors in Stalham you are invited in to sign contracts. However, the firms we work with offer countrywide coverage for conveyancing and give just as comprehensive and professional a job for you when communicating with you by post or email. The executing of the purchase agreement is not when everything is set in stone. A signed contract is necessary for the solicitor to exchange contracts when the time is right, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Stalham)to be in the office available at the end of the phone to exchange contracts.
I am expecting a OIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any Stalham solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Stalham solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
The formalities of my remortgage has taken place for my property in Stalham. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first port of call 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. 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 with full details of your complaint.
I am due to exchange contracts on my apartment. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Bank of Ireland are being pedantic. The Stalham solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
How does conveyancing in Stalham differ for new build properties?
Most buyers of new build or newly converted property in Stalham contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is completed. This is because new home sellers in Stalham typically purchase the site, 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 property lawyers 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 accustomed to new build conveyancing in Stalham or who has acted in the same development.
My husband and I are a couple of weeks into a freehold purchase having been recommend to conveyancers by the high street agent to carry out the conveyancing in Stalham. I am am starting to be frustrated with the level of service. Could you help me find new lawyers?
A lawyer would need to be very poor in order to consider changing them. Has your mortgage offer been issued? If so you must advise them of the new contact details and have the loan are re-sent. Your new solicitor ideally needs to be on the banks approved list to avoid supplemental expenses and complications. That should be your first question of the new conveyancers. The search tool will help you find a bank approved lawyer for your conveyancing in Stalham
What are your top tips when it comes to finding a Stalham conveyancing firm to deal with our lease extension?
When appointing a property lawyer for lease extension works (regardless if they are a Stalham conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of work. We recommend that you talk with several firms including non Stalham conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:
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How familiar is the firm with lease extension legislation? What are the charges for lease extension work?
I bought a split level flat in Stalham, conveyancing having been completed in 2003. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Stalham with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 levied per year. The lease comes to an end on 21st October 2083
With 58 years unexpired the likely cost is going to span between £21,900 and £25,200 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.