My fiance’s step-father is a conveyancing practitioner. I expect that I will receive friends and family rates for conveyancing, However if that does not come through, what kind of figure should I be paying for conveyancing in Swanage?
It’s prudent to obtain multiple conveyancing quotes. Make use of our comparison tool on this page. The amounts will vary but service levels do differ between solicitors as is the case with the vast majority of professional services.
We hope to to purchase with Norwich and Peterborough Building Society. I visited 3 or 4 local practices yet am unable to find a Swanage conveyancing firm on the Norwich and Peterborough Building Society panel. Could you assist?
Please do take advantage of the find a conveyancing panel solicitor tool on this page. Please choose the lender and type Swanage or your location and you will be presented with a number of lawyer located in Swanage or near you.
I am planning on selling our property in Swanage and according to the buyers it appears that there is a risk of it being built on contaminated land. A local lawyer would know this is not the case. For the life of me I don't know why the buyers instructed an online conveyancing firm as opposed to a conveyancing solicitor in Swanage. We have lived in Swanage for 5 years we know of no issue. Do we get in touch with our local Authority to get confirmation need.
It sounds as though you may have a conveyancing lawyer already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I opted to have a survey done on a property in Swanage ahead of appointing conveyancers. I have been told that there is a flying freehold element to the property. Our surveyor has said that some mortgage companies tend not grant a loan on a flying freehold premises.
It depends who your proposed lender is. Santander has different instructions for example to Halifax. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Swanage. Conveyancing will be smoother if you use a solicitor in Swanage especially if they are acquainted with such properties in Swanage.
Can you provide any top tips for leasehold conveyancing in Swanage from the point of view of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Swanage can be reduced if you appoint lawyers the minute you market your property and request that they start to put together the leasehold documentation which will be required by the buyers’ conveyancers. If you have had any disputes with your freeholder or managing agents it is very important that these are settled before the property is marketed. The buyers and their solicitors will be nervous about purchasing a property where there is a current dispute. You will have to accept that you will have to pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as historic rather than unresolved. Many freeholders or managing agents in Swanage levy fees for providing management packs for a leasehold premises. You or your lawyers should find out the actual amount of the charges. The management pack can be applied for on or before finding a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most usual cause of delay in leasehold conveyancing in Swanage. You may think that you are aware of the number of years left on your lease but it would be wise to verify this via your solicitors. A buyer’s conveyancer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the remaining number of years is below 75 years. It is therefore essential at an as soon as possible that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. A minority of Swanage 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 bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying 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 actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors.
Swanage Conveyancing for Leasehold Flats - Sample of Questions you should consider before buying
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How is the lease structured? It is important to be aware whether a new roof is being put on or some other significant cost is coming up to be shared by the leasehold owners and may well dramatically impact the level of the service fees or necessitate a one time payment. How much is the ground rent and service charge?
Is there a reason that Swanage conveyancing charges are more expensive for leasehold and freehold properties?
There is always increased work required for leasehold conveyancing. Swanage has many leasehold properties. There is more paperwork involved in the purchase: for example, the lease and leasehold information (including current service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.