The conveyancer who helped my last purchase has given a fee calculation of £1350 for leasehold conveyancing in Willen. I am hoping to sell a modern property for £250,000. This sounds over the top. Is it in excess of the average fee for conveyancing in Willen?
The charges are a little high. If you shop around you might reduce the fees marginally by say £100 plus VAT. That being said, you couldcome to regret opting for an a cheaper conveyancer. Remember to check the firm can also act for your mortgage company. Do utilise our comparison tool to locate a Willen conveyancing practice on the lender’s approved list of lawyers which can often include conveyancing solicitors in Willen.
My wife and I buying a victorian detached house in Willen. We would like to an extension at the rear at the property.Will the conveyancing process involve checks to see if these works are allowed?
Your property lawyer will review the deeds as conveyancing in Willen will on occasion identify restrictions in the title documents which prevent certain changes or need the permission of another owner. Some additions require local authority planning permissions and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
I'm the single recipient of my late grandmother’s estate with all property in now in my sole name, including the my former home in Willen. The Willen property was put into my name in April. I now wish to sell up. I understand that there is a CML six month 'rule', which means that my proprietorship will be regarded the same way as if I'd bought the property in April. Will no one buy the property for half a year?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this obligation primarily exists to pick up on the purchase and immediately sell or the flipping of property.
I am currently in the process of buying my council flat in Willen. I have a mortgage agreed with HSBC. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.
Should my lawyer be raising questions regarding flooding as part of the conveyancing in Willen.
The risk of flooding is if increasing concern for lawyers dealing with homes in Willen. Some people will buy a house in Willen, completely aware that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to give advice on flood risk, but there are a numerous searches that can be initiated by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Willen. The standard property information forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a usual question of the seller to find out whether the premises has ever been flooded. In the event that flooding has previously occurred and is not disclosed by the vendor, then a purchaser may bring a legal claim for losses as a result of such an incorrect response. The buyer’s solicitors may also commission an enviro report. This will higlight whether there is any known flood risk. If so, more detailed inquiries should be made.
How does conveyancing in Willen differ for newly converted properties?
Most buyers of new build residence in Willen come to us having been asked by the seller to sign contracts and commit to the purchase even before the house is completed. This is because builders in Willen tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Willen or who has acted in the same development.
Due to the input of my in-laws I had a survey completed on a property in Willen before appointing conveyancers. I have been told that there is a flying freehold element to the house. My surveyor has said that some lenders may refuse to grant a loan on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Halifax. If you contact us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Willen. Conveyancing may be slightly more expensive based on your lender's requirements.
My wife and I purchased a leasehold flat in Willen. Conveyancing and Chelsea Building Society mortgage organised. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1998. The conveyancing solicitor in Willen who acted for me is not around. What should I do?
The first thing you should do is contact the Land Registry to make sure that this person is indeed the new freeholder. There is no need to instruct a Willen conveyancing solicitor to do this as it can be done on-line for £3. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Leasehold Conveyancing in Willen - A selection of Queries Prior to Purchasing
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In the main the cost for major works are not wrapped into the maintenance charges, although some managing agents in Willen require leaseholders to pay into a reserve fund and this is used to offset against larger works. The answer will be useful as a) areas could result in problems in the block as the common areas may start to deteriorate if services are not paid for b) if the tenants have a dispute with the running of the building you will wish to have full disclosure Who manages the block?