Why would one use a Waltham conveyancing firm when online conveyancers are less overpriced?
Its a good idea to shop around for conveyancing costs in Waltham and you should seek a reasonable fee calculation but don’t be focused with looking for the cheapest Waltham conveyancer. Finding the right conveyancer can mark the distinction between a smooth and a distressing home move. It is important that you ensure that you have expert guidance from a specialist lawyer. An e-mail can never be as helpful as a phone conversation and are no substitute for a face to face appointment. The firms that we work with will allocate you a qualified and trusted conveyancing solicitor that will handle your conveyancing from from the outset to completion, providing a level of hand holding that you rarely receive from an web based conveyancer. Our lawyers will keep you updated as to progress and keep you informed. Should you need to phone the office you will be sure who to ask for and they will be sure you're not left wondering what's going on.
I am helping my step-mother sell her flat in Waltham. Does the conveyancing solicitor commission the energy performance certificate or it is for the owner to see to?
After the abolition of HIPs, energy assessments was retained a compulsory part of moving property. An energy performance certificate needs to be commissioned prior to the property being advertised. This is not something that conveyancers normally arrange. If you are using a Waltham conveyancing solicitor they may be willing to arrange EPC’s due to their relationships with reputable local accredited person
I am expecting a DIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Waltham solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Waltham 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.
Our sealed bid on a house in Waltham has been accepted, but there is a chain. The sellers have placed an offer on on an apartment, but it’s not yet agreed to, and are looking at other properties in the pipeline. I have chosen a high street conveyancing solicitor in Waltham. What do I do now? At what stage do I apply for the mortgage with Clydesdale?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then valuation, Waltham conveyancing search charges, etc). First, you must ensure that your lawyer is on the Clydesdale approved list. Regarding the subsequent stages this very much dictated by the uniqueness of your case, motivation for the property and on the state of the market. In a buoyant market some purchasers will apply for the mortgage with Clydesdale and arrange for the valuation and only if it comes back ok would they ask their lawyer to proceed with searches.
We are intent on selling our property in Waltham and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the purchasers are using a factory type conveyancing outfit as opposed to a conveyancing solicitor in Waltham. Having lived in Waltham for three years we know of no issue. Should we contact our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing firm already. Are they able to advise? You should check with 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 health insurance to cover that same sickness)
It has been 3 months following my purchase conveyancing in Waltham took place. I have checked the Land Registry site which shows that I paid £175,000 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 property 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've recently bought a leasehold property in Waltham. Am I liable to pay service charges for periods before my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the registered owner of a basement flat in Waltham, conveyancing was carried out 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Waltham with a long lease are worth £260,000. The average or mid-range amount of ground rent is £45 per annum. The lease ceases on 21st October 2099
With only 74 years unexpired we estimate the premium for your lease extension to range between £8,600 and £9,800 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.
Do online conveyancing organisations cover everything a high street Waltham solicitor does or must I employ a solicitor for the final stages for my conveyancing in Waltham?
If you use an online conveyancer they should undertake all the tasks your Waltham conveyancer would cover.