A mortgage agreement from NatWest for the remortgage of my 4 bedroom garden flat is coming by the end of next week. Could you put forward a low cost conveyancing solicitor in Swindon?
You have arrived at the wrong site to search for the cheapest conveyancing in Swindon. We can offer you affordable conveyancing but we do not aim to advertise as being the cheapest. Do not be fooled by brokers seducing you with ninety nine pound conveyancing in Swindon. Optimistically, in being led by cheap conveyancing, you will get your money’s worth and at worst it will result in you spending a lot in additional fees and still not get the service you were hoping for.
I am the registered owner of a freehold house in Swindon but nevertheless charged rent, why is this and what is this?
It is rare for properties in Swindon and has limited impact for conveyancing in Swindon but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
Various internet forums that I have frequented warn that are the primary cause of delay in Swindon house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not feature within the common causes of delays during the legal transfer of property. Local searches are not likely to feature in any delay in conveyancing in Swindon.
How does conveyancing in Swindon differ for new build properties?
Most buyers of new build or newly converted property in Swindon contact us having been asked by the builder to exchange contracts and commit to the purchase even before the house is completed. This is because builders in Swindon usually 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 Swindon or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Swindon is the location of the property. Can you offer any advice?
Flying freeholds in Swindon are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Swindon you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Swindon may decide 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 property.
We expect to complete our sale of a £425,000 maisonette in Swindon in just under a week. The landlords agents has quoted £372 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Swindon?
Swindon conveyancing on leasehold flats normally necessitates the buyer’s solicitor submitting enquiries for the landlord to answer. Although the landlord is under no legal obligation to address such questions the majority will be content to do so. They are at liberty to levy a reasonable charge for answering questions or supplying documentation. There is no set fee. The average fee for the information that you are referring to is £350, in some cases it exceeds £800. The administration charge levied by the landlord must be sent together with a synopsis of rights and obligations in relation to administration fees, without which the charge is technically not due. Reality however dictates that you have no choice but to pay whatever is requested of you if you want to complete the sale of your home.
Leasehold Conveyancing in Swindon - Sample of Questions you should ask before Purchasing
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How many of the leaseholders are in arrears for their service charge payments? Many Swindon leasehold flats will incur a service charge for maintenance of the building invoiced on behalf of the landlord. Should you purchase the property you will have to meet this charge, usually periodically accross the year. This may differ from two or three hundred pounds to thousands of pounds for large purpose-built blocks. In all likelihood there will be a ground rent to be met yearly, this is usually not a significant figure, say about £25-£75 but you should to enquire it because occasionally it can be many hundreds of pounds. Be sure to investigate if the the lease contains any onerous restrictions in the lease. For instance some leases prohibit pets being permitted in in a block in Swindon. If you like the flatin Swindon but your cat can’t live with you then you have a very hard compromise.