My friend's brother is a solicitor. I am hopeful that I will receive mate’s rates for conveyancing, However if that does not come through, what kind of figure should I be expecting for conveyancing in St Annes Park?
You should contrast pricing. Make use of our comparison tool on this page. You will notice that charges may contrast greatly but service levels do are distinct between solicitors as is true with most professions.
My conveyancer has uncovered a a problem with the lease for the apartment we are purchasing in St Annes Park. The other side have put forward defective title insurance as a workaround. We are content with insurance and will cover the costs. Our solicitor has advised that he must be satisfied that the bank is happy with this solution. Who is the client here, us or the lender?
Even though you have a mortgage offer from the lender does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the bank are the client. These conveyancing instructions must be adhered to.
We note that you have a search directory identifying law firms on the UBS conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in St Annes Park?
We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in St Annes Park.
How does conveyancing in St Annes Park differ for newly converted properties?
Most buyers of new build residence in St Annes Park approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is built. This is because house builders in St Annes Park typically buy 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 St Annes Park or who has acted in the same development.
We're novice buyers - had an offer accepted, yet the selling agent told us that the vendor will only proceed if we instruct the agent's preferred conveyancers as they need a ‘quick sale’. We would rather use a family solicitor who is accustomed to conveyancing in St Annes Park
It is improbable the sellers are behind this. If they desire ‘a quick sale', alienating a serious buyer is is going to put the whole deal at risk. Try to communicate with the vendors directly and make sure they comprehend that (a)you are genuine purchasers (b)you are ready to go, with finances in place © you are unencumbered (d) you wish to move quickly (e)however you will continue to appoint your own,trusted St Annes Park conveyancing firm - as opposed tothe ones that will give their negotiator at the agency a kickback or achieve conveyancing thresholds pre-set by HQ.
I am employed by a long established estate agency in St Annes Park where we have witnessed a few flat sales put at risk as a result of short leases. I have been given contradictory information from local St Annes Park conveyancing solicitors. Can you shed some light as to whether the owner of a flat can initiate the lease extension formalities for the buyer?
Provided that 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. The benefit of this is that the proposed purchaser 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 prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder 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.
St Annes Park Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to buying
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It is important to be aware if fixing the lift or some other significant cost is due shortly that will be shared amongst the leasehold owners and could well dramatically impact the level of the service costs or necessitate a specific invoice. If a St Annes Park lease has less than 80 years it will have adverse implications on the value of the apartment. It is worth checking with your lender that they are willing to lend given the lease term. A short lease means that you will almost definitely need a lease extension sooner rather than later and it is worth finding out how much this would cost. Remember, in most cases you will need to own the property for a couple of years in order to be entitled to extend the lease. What prohibitions are contained in the St Annes Park Lease?