Having been referred to your service we were going to appoint conveyancing solicitor in Hale recommended on your site but have come across some other fee calculations via the web look cheaper – how come?
You can find numerous solicitors marketing what appear to be cut price. Our advice is to think long and hard as to how important this transaction is to you that want to take 'cheap' risks over the quality of the conveyancing. Many of them highlight a cheap quote to catch your eye but hide extra fees in the small print..
Can the conveyancing lawyers identified through your search tool carry out auction conveyancing in Hale?
We know of a number of auction solicitors we can connect you with those specialising in auction conveyancing. Hale is one of hundreds of locations where our lawyers cover.
As someone not used to the Hale conveyancing process what is your top tip you can give me for the legal transfer of property in Hale
Not many law firms or advisers will tell you this but conveyancing in Hale and elsewhere in England and Wales is an adversarial experience. In other words, when it comes to conveyancing there is lots of opportunity for friction between you and other parties involved in the home moving process. For example, the seller, property agent and sometimes a mortgage company. Selecting a lawyer for your conveyancing in Hale should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the transaction whose role it is to look after your legal interests and to keep you safe.
Sometimes a third party with a vested interest may try and persuade you that it is in your interests to do things their way. For instance, the property agent may claim to be assisting by claiming that your solicitor is dragging his heels. Or your financial adviser may try to convince you to do take action that is contrary to your solicitors guidance. You should always trust your lawyer above all other parties in the conveyancing process.
We are aiming to move property in August. Should my conveyancing solicitor update the removal company on the completion day. On a separate note, can you put forward a removal company in Hale. Conveyancing lawyer was chosen before I stumbled across this website.
On the day of completion you will need to pick up the keys from your estate agent but this should only occur after the previous owners solicitors confirm to the agent that the monies to complete are in and the keys can be passed over. After that you can advise the removal company that they can start moving you in. As a matter of policy we do not recommend a particular removal organisation but can assist you in choosing a conveyancing in Hale or a lawyer that specialises in conveyancing in Hale.
I happen to be the single recipient of my late mum's estate and I have everything in my name alone, including the my former home in Hale. Conveyancing formalities meant that the Land Registry date was in April. I want to move. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship may be regarded the same way as if I'd bought the property in April. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How practical a view banks take of it, depend on the mortgage company as this clause primarily exists to identify subsales or the wholesaling and assigning of property.
Is it the case that all Hale solicitor firms on the Clydesdale conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Clydesdale conveyancing panel they would need to be regulated by the SRA. Some lenders do allow licenced conveyancers on their panel and in that case the firms would be regulated by the CLC.
Due to the guidance of my in-laws I had a survey completed on a property in Hale before appointing conveyancers. I have been informed that there is a flying freehold element to the house. The surveyor has said that some banks may not issue a loan on a flying freehold property.
It depends who your proposed lender is. HSBC has different instructions from Nationwide. If you contact us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Hale. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Hale to see if the conveyancing costs will increase in light of this.
I work for a reputable estate agent office in Hale where we have witnessed a few flat sales derailed as a result of short leases. I have been given inconsistent advice from local Hale conveyancing solicitors. Could you shed some light as to whether the seller of a flat can initiate the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I invested in buying a 2 bed flat in Hale, conveyancing was carried out in 2002. Can you work out an approximate cost of a lease extension? Similar properties in Hale with a long lease are worth £176,000. The ground rent is £50 levied per year. The lease terminates on 21st October 2104
With only 80 years unexpired the likely cost is going to be between £8,600 and £9,800 as well as legals.
The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.