We opted for a local lawyer for our conveyancing in North Cornelly recently. Upon checking the Terms I noteI am responsible for charges even if the movedoes not happen. Should I go with them or select a web based lawyer offering no-sale-no-fee conveyancing in North Cornelly?
Generally there is a concession along the lines that if "No Completion No Fee" is offered then the fee levels will tend to be be uplifted to counteract the conveyances that do not proceed. Do bear in mind that these arrangements generally do not protect you from disbursements e.g. North Cornelly conveyancing search fees.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in North Cornelly. My lender is Platform
Platform have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 18/5/2024, the requirements read as follows :
We are getting the release of further monies on our mortgage from UBS as we wish to conduct a loft conversion to our house in North Cornelly. Do we need to appoint a nearby North Cornelly solicitor on the UBS conveyancing panel to handle the paperwork?
UBS don't usually instruct firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS conveyancing panel.
I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a North Cornelly property lawyer on the Leeds Building Society panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
I have decided to exercise my right to buy my property in North Cornelly off the council. I have a mortgage agreed with TSB. 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 use 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 TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
My partner and I are downsizing from our home in North Cornelly and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any local lawyer would know this is not the case. It does beg the question why the buyers used a web based conveyancing practice as opposed to a conveyancing solicitor in North Cornelly. Having lived in North Cornelly for three years we know that this is a non issue. Do we contact our local Authority to obtain confirmation need.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
In my capacity as executor for the will of my grandfather I am selling a property in Newport but reside in North Cornelly. My conveyancer (who is 260 miles awayrequires that I sign a stat dec before completion. Can you recommend a conveyancing lawyer in North Cornelly to witness this legal document for me?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are North Cornelly based
Completion is due on the disposal of our £325,000 garden flat in North Cornelly on Tuesday in a week. The freeholder has quoted £348 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge such fees for a leasehold conveyance in North Cornelly?
North Cornelly conveyancing on leasehold maisonettes normally requires the buyer’s lawyer sending enquiries for the landlord to address. Although the landlord is under no legal obligation to respond to these enquiries most will be content to do so. They are at liberty to charge a reasonable administration fee for responding to enquiries or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is over three hundred pounds, in some cases it exceeds £800. The management information fee required by the landlord must be sent together with a summary of rights and obligations in respect of administration fees, without which the invoice is not strictly payable. Reality however dictates that one has no choice but to pay whatever is requested of you if you want to exchange contracts with the buyer.
I acquired a basement flat in North Cornelly, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in North Cornelly with over 90 years remaining are worth £190,000. The ground rent is £65 invoiced annually. The lease terminates on 21st October 2085
You have 61 years unexpired we estimate the price of your lease extension to be between £19,000 and £22,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.