We are planning to acquire a flat and need a conveyancing solicitor in Wantage who is on the Co-operative solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Wantage.
We are buying a apartment in Wantage. I might seem paranoid but how we can trust a solicitor? At some point we have to put our life savings into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am helping my sister sell her house in Wantage. Does the conveyancing solicitor arrange the energy performance certificate or do I organise this?
After the demise of HIPs, EPC’s was left as a mandatory component of moving property. An energy performance certificate must be commissioned in advance of the property being marketed. This is not as aspect of the sale process that conveyancers normally organise. If you are using a Wantage conveyancing solicitor they may help arrange energy performance certificates given their relationships with long established local assessors
We have a mortgage agreed in principle with Aldermore. Wantage conveyancing lawyers are chosen. How long does it take for Aldermore to send the offer to the conveyancing practitioner?
There is no definitive answer here. Have Aldermore done the valuation? Have you advised Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Should our solicitor be raising enquiries about flooding during the conveyancing in Wantage.
Flooding is a growing risk for conveyancers specialising in conveyancing in Wantage. There are those who buy a property in Wantage, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to give advice on flood risk, however there are a various checks that may be carried out by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Wantage. The conventional set of information supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the vendor to find out whether the premises has ever been flooded. If flooding has previously occurred and is not disclosed by the vendor, then a purchaser could issue a claim for damages as a result of such an inaccurate response. A purchaser’s solicitors may also conduct an enviro report. This should reveal whether there is any known flood risk. If so, further investigations should be made.
Are there restrictive covenants that are commonly identified as part of conveyancing in Wantage?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Wantage. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I only have 72 years left on my lease in Wantage. I need to get lease extension but my landlord is absent. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to prove that you have done all that could be expected to find the lessor. For most situations a specialist may be helpful to try and locate and prepare an expert document to be accepted by the court as evidence that the freeholder is indeed missing. It is wise to seek advice from a conveyancer both on devolving into the landlord’s disappearance and the vesting order request to the County Court covering Wantage.
I acquired a split level flat in Wantage, conveyancing was carried out in 2000. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Wantage with over 90 years remaining are worth £260,000. The ground rent is £50 charged once a year. The lease ceases on 21st October 2100
With only 75 years unexpired we estimate the price of your lease extension to range between £8,600 and £9,800 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.
Do banks and building societies provide you with an approved list of Wantage solicitors? How do you know who is on the mortgage company conveyancing panel?
Wantage firms and firms conducting conveyancing in Wantage themselves provide us confirmation that they are on the lender conveyancing panel as opposed to being supplied with a list from the bank directly.