I am getting a offer of a home loan from Nat West. I would like to employ the services of a Licensed Conveyancer in Stratford Upon Avon. Does the Nat West Solicitor panel include Licensed Conveyancers?
The Nat West approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
What is your number one tip for finding a conveyancing solicitor in Stratford Upon Avon
We would encourage you not to base your choice on the cheapest Stratford Upon Avon conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am helping my step-mother sell her house in Stratford Upon Avon. Will the conveyancer order the energy performance certificate or do I organise this?
After the demise of Home Information Packs, energy performance certificates remained a compulsory component of moving house. An EPC needs to be to hand prior to the property being marketed. It is not as aspect of the sale process that solicitors normally organise. If you are instructing a Stratford Upon Avon conveyancing solicitor they might be willing to arrange energy assessments due to their contacts with reputable Stratford Upon Avon accredited person
How can we know in advance if a Stratford Upon Avon conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Stratford Upon Avon obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor handling your transaction.
It has been 2 months since my purchase conveyancing in Stratford Upon Avon completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am buying a new build flat in Stratford Upon Avon. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Stratford Upon Avon
-
Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are surveyor prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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.
I am a sole trader hoping to lease a unit on a shopping parade. Can you recommend solicitors offering competitive fees for non-domestic conveyancing in Stratford Upon Avon for below 2k?
We can recommend firms who have well rounded knowledge of commercial conveyancing in Stratford Upon Avon, including the disposal and purchase of businesses as well as simply property. If you are looking to purchase or sell a shop, pub, restaurant, office, retail premises or a complete business we can find you the right lawyer. Regarding the costs this will depend on the structure and nuances of the proposed transaction. Please provide us with your details or phone so as to enable us to supply you with a fixed commercial conveyancing calculation.
Can you provide any advice for leasehold conveyancing in Stratford Upon Avon with the purpose of expediting the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Stratford Upon Avon can be avoided if you appoint lawyers the minute your agents start advertising the property and request that they start to collate the leasehold information needed by the buyers’ solicitors. You believe that you know the number of years remaining on your lease but you should double-check by asking your lawyers. A buyer’s lawyer will be unlikely to recommend their client to where the lease term is under 80 years. It is therefore important at an as soon as possible that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. If you have carried out any alterations to the premises would they have required Landlord’s approval? Have you, for example laid down wooden flooring? Stratford Upon Avon leases often stipulate that internal structural changes or addition of wooden flooring necessitate a licence issued by the Landlord approving such alterations. If you dont have the consents to hand you should not communicate with the landlord without checking with your solicitor in the first instance. Some Stratford Upon Avon leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers.
I inherited a 1st floor flat in Stratford Upon Avon, conveyancing formalities finalised 6 years ago. How much will my lease extension cost? Comparable flats in Stratford Upon Avon with over 90 years remaining are worth £176,000. The ground rent is £50 charged once a year. The lease ceases on 21st October 2105
With just 80 years left to run we estimate the price of your lease extension to be between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" 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 a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.