I was recommended to a conveyancer who has sent a quote for £1150 for fixed fee conveyancing in Wanstead. I am looking to sell a modern house for £250,000. Is this too much? Is it above what I should be paying for conveyancing in Wanstead?
The charges are a little high. If you shop around you might get the conveyancing a bit cheaper by as much as a hundred pounds. On the other hand, you maylive to rue opting for an an unknown lawyer. If is important to be sure the conveyancer can also act for your bank. You can utilise our search tool to locate a Wanstead conveyancing company on the lender’s approved list of lawyers which can often include conveyancing solicitors in Wanstead.
When it comes to lenders such as Co-operative, do Wanstead conveyancers have to pay a yearly amount to be on the conveyancing panel?
We are unaware of any bank fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
How can we know in advance if a Wanstead conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Wanstead getting recommendations is a sensible 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 which is cheap as chips. We would always advocate that you speak with the solicitor conducting your conveyancing.
I am due to exchange contracts on my house. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being difficult. The Wanstead solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.
A relative recommended that where I am purchasing in Wanstead I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually included in the estimate for your Wanstead conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about Wanstead around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Wanstead Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Wanstead Education with maps and statistics, Local Amenities and other useful data about Wanstead.
I used Arc property Solicitors a few years ago for my conveyancing in Wanstead. I now require my file however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Wanstead of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am on look out for some leasehold conveyancing in Wanstead. Before diving in I would like to find out the unexpired term of the lease.
If the lease is recorded at the land registry - and almost all are in Wanstead - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
We have reached the end of our tether in trying to purchase the freehold in Wanstead. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to judgment on the sum to be paid.
An example of a Freehold Enfranchisement decision for a Wanstead flat is 36 New Wanstead in August 2010. The Tribunal arrived at a valuation of the premium for the freehold of £22,359. This case was in relation to 2 flats. The unexpired term was 73.92 years.
Been reading online that Wanstead solicitors are more costly than Wanstead conveyancers in Wanstead to use when purchasing a house. Am I better off using a conveyancer or a solicitor if I am purchasing a property in Wanstead.
When it comes to conveyancing in Wanstead the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.