We went with a local solicitor for our conveyancing in Wantage yesterday. Going through the fine print it is apparent thatwe are on the hook for fees even where the conveyance does not complete. Should I ditch them and use a web based solicitor practice promoting no-sale-no-fee conveyancing in Wantage?
It is usually a trade off in that if "No Completion No Fee" is advertised then the fee levels will generally be higher to neutralise those transactions that do not go ahead. Do bear in mind that such arrangements generally do not protect you from expenditure for instance Wantage conveyancing search expenses.
There are a variety of conveyancing solicitors in Wantage but how do I know who I should use?
Do not opt for the cheapest Wantage conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. 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 the sole recipient of my late grandmother’s estate and I have everything in my name alone, including the my former home in Wantage. Conveyancing formalities meant that the Land Registry date was in October. I plan to dispose of the property. I understand that there is a CML 6 month 'rule', meaning my property ownership may be considered the same way as if I'd bought the property in October. Is the property unsalable for six months?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. many lenders would take a pragmatic view as this requirement principally exists to identify the purchase and immediately sell or the wholesaling and assigning of properties.
Completion of my purchase has taken place for my property in Wantage. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
My wife and I own a renovated Victorian property in Wantage. Conveyancing lawyer acted for me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold under the exact same property. Is it worth asking Norwich and Peterborough Building Society to clarify?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wantage and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with your conveyancing solicitor who carried out the work.
I'm buying a new build house in Wantage with the aid of help to buy. The sellers refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not disclose to my conveyancer about the deal as it could impact my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am looking to sell my home. My previous solicitors have shut. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Wantage if that affects matters.
You should use our search tool to help you find a solicitor for your conveyancing in Wantage. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.
I only have Seventy years remaining on my lease in Wantage. I am keen to extend my lease but my freeholder is can not be found. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. You will be obliged to prove that you or your lawyers have done all that could be expected to locate the lessor. In some cases a specialist should be helpful to try and locate and prepare a report to be used as evidence that the landlord can not be located. It is advisable to get professional help from a conveyancer in relation to investigating the landlord’s absence and the vesting order request to the County Court covering Wantage.
I inherited a 1st floor flat in Wantage, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Wantage with a long lease are worth £192,000. The average or mid-range amount of ground rent is £55 levied per year. The lease finishes on 21st October 2079
You have 54 years left to run the likely cost is going to be between £32,300 and £37,400 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.