Just been in touch with my conveyancing lawyer in Spital who conducted the legals two years ago and wanted a conveyancing quote based on an identical type of house sale & purchase (a leasehold property and a freehold property) of almost identical values with a loan from HSBC Bank. I am now being quoted twice the amount. Am I right to be tempted to shop around for an alternative property lawyer?
The estimate fees are a bit high. If you are willing to invest time scrutinising prices you might reduce the fees marginally by perhaps £100 plus VAT. On the other hand, assuming were happy with the legal work the firm gave you maylive to regret choosing an a cheaper lawyer. Remember to check the conveyancer can represent HSBC Bank. You can employ our search tool to get a quote a Spital conveyancing firm on the HSBC Bank member panel, which can often include conveyancing solicitors in Spital.
Are the Spital conveyancing solicitors identified as being on the Nationwide conveyancing panel, together with their details provided by Nationwide?
Spital conveyancing firms themselves provide us confirmation that they are on the Nationwide conveyancing panel as opposed to being supplied with a list from Nationwide directly.
I am helping my step-mother sell her house in Spital. Will the solicitor order an energy performance certificate or do I organise this?
Following the demise of Home Packs, energy assessments was kept a required component of moving house. An energy performance certificate must be to hand in advance of the property being put on the market. This is not a task that lawyers ordinarily arrange. If you are instructing a Spital conveyancing solicitor they might be able to arrange energy assessments due to their contacts with reputable Spital assessors
We had chosen solicitors locally in Spital on the UBS solicitor panel. They have just invoiced me an additional sum for dealing with the UBS mortgage. Is this an additional conveyancing fee set by UBS?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your solicitor is entitled to levy a fee for this. The fee is not dictated by UBS but by your Spital solicitor. Some firms on the UBS panel will quote ’dealing with mortgage’ fee but many firms incorporate it on their overall fee.
Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Spital solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Spital postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Spital.
four months have elapsed following my purchase conveyancing in Spital completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Just had an offer accepted on a new build flat in Spital. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Spital
-
Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
My partner and I may need to rent out our Spital ground floor flat for a while due to a new job. We instructed a Spital conveyancing practice in 2003 but they have since shut and we did not have the foresight to seek any advice as to whether the lease permits subletting. How do we find out?
Notwithstanding that your previous Spital conveyancing lawyer is not around you can review your lease to see if it allows you to sublet the premises. The rule is that if the deeds are non-specific, subletting is allowed. There may be a precondition that you need to obtain consent from your landlord or some other party in advance of subletting. This means that you cannot sublet without first obtaining permission. The consent should not be unreasonably withheld. If the lease does not allow you to sublet you will need to ask your landlord for their consent.
I bought a ground floor flat in Spital, conveyancing formalities finalised 4 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Spital with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 per annum. The lease runs out on 21st October 2082
You have 58 years unexpired we estimate the premium for your lease extension to span between £22,800 and £26,400 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.