The lawyer who assisted with my previous purchase has given a fee estimate £1700 for freehold conveyancing in Waterbeach. I’m selling a purpose built detached home for £300,000. Are these estimated fees excessive? Is it in excess of what I should be paying for conveyancing in Waterbeach?
The charges are a little high. If you are content to spend time scrutinising costs you could reduce the fees slightly by as much as £100 plus VAT. That being said, you mightcome to regret choosing an an untested lawyer. Remember to be sure that the conveyancer can also act for your lender. You can employ our search tool to find a Waterbeach conveyancing practice on the banks approved list of lawyers which can often include conveyancing solicitors in Waterbeach.
I am considering applying for a Barclays mortgage for purchase of a newly converted (under development) in Waterbeach with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Barclays ?
There is nothing to stop you using your solicitor, but Barclays will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
Will our lawyer be making enquiries regarding flooding during the conveyancing in Waterbeach.
The risk of flooding is if increasing concern for solicitors conducting conveyancing in Waterbeach. Some people will acquire a house in Waterbeach, completely expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to offer advice on flood risk, but there are a number of searches that can be undertaken by the buyer or by their solicitors which should give them a better understanding of the risks in Waterbeach. The conventional set of property information forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the owner to discover if the premises has suffered from flooding. If the property has been flooded in past which is not disclosed by the owner, then a buyer could commence a compensation claim as a result of such an misleading reply. A purchaser’s solicitors will also carry out an enviro search. This should reveal if there is a recorded flood risk. If so, further inquiries will need to be conducted.
We're FTB’s - agreed a price, yet the agent has warned us that the vendor will only go ahead if we appoint their chosen lawyers as they want an ‘expedited deal’. Our preferred option is to instruct a family conveyancer who is familiar with conveyancing in Waterbeach
It is improbable the sellers are driving this. If they desire ‘a quick sale', taking such a hostile approach to a motivated buyer is going to damage their objectives. Try to communicate with the vendors directly and make the point that (a)you are genuine buyers (b)you are ready to go, with finances arranged © you are chain free (d) you wish to move quickly (e)however you are going to instruct your preferred Waterbeach conveyancing lawyers - as opposed tothose that will provide the estate agent a referral fee or meet his conveyancing targets demanded by senior management.
Estate agents have just been given the go-ahead to market my 2 bed apartment in Waterbeach. Conveyancing lawyers have not yet been instructed, but I have just received a yearly service charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is discharge the service charge as usual as all rents and service payments will be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I bought a garden flat in Waterbeach, conveyancing formalities finalised April 2009. How much will my lease extension cost? Similar flats in Waterbeach with a long lease are worth £211,000. The ground rent is £45 per annum. The lease ceases on 21st October 2093
You have 67 years remaining on your lease we estimate the price of your lease extension to be between £10,500 and £12,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.
A licensed conveyancer dealt with my conveyancing in Waterbeach half a dozen years ago and was holding my registration certificates but has now closed – What steps do I now take to get hold of these?
Deeds, as such, no longer exist as the majority of homes in Waterbeach are archived digitally at Land Registry. Where you need to show ownership or are disposing of or re-mortgaging your conveyancer should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.