Finally the sale completed on my house in Abingdon last October yet the purchaser is Skype messaging every few hours to say his conveyancer is waiting to hear from mine. What are the post completion sale legalities now that I have sold?
Following your house sale your lawyer is obliged to forward the transfer deeds and all supplemental paperwork to the purchaser's solicitors. If applicable, your lawyer must also evidence that the home loan has been repaid to the purchasers lawyers. There are no post completion formalities just for conveyancing in Abingdon.
Can you help - my lawyer advises that breach of easement insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Abingdon?
The appropriate level of breach of easement indemnity insurance should be dictated by who who your lender is. It would differ for example between Barclays and Skipton Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
Is it correct that all Abingdon CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing list of approved solicitors?
A selection of banks and building societies now make use of CQS as the starting point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
Can I be sure that the Abingdon conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Abingdon obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor handling your transaction.
Should our conveyancer be raising enquiries concerning flooding during the conveyancing in Abingdon.
Flooding is a growing risk for lawyers dealing with homes in Abingdon. Some people will acquire a house in Abingdon, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Conveyancers are not qualified to offer advice on flood risk, however there are a numerous checks that may be carried out by the purchaser or by their conveyancers which will figure out the risks in Abingdon. The standard completed inquiry forms given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the vendor to find out whether the premises has suffered from flooding. In the event that the property has been flooded in past and is not disclosed by the vendor, then a purchaser could issue a claim for damages as a result of such an inaccurate response. The purchaser’s conveyancers will also order an enviro report. This should indicate whether there is a recorded flood risk. If so, further investigations should be conducted.
four months have elapsed following my purchase conveyancing in Abingdon concluded. I have checked the Land Registry website which shows that I paid £200,000 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 property 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.
Do I need to be concerned that estate agents that I am dealing with are encouraging me to use an online conveyancing firm rather than a High Street Abingdon conveyancing firm?
As is the case with many service providers, often recommendations from relatives can be extremely useful or valuable. Yet there are many people with a vested interest in a conveyancing matter; estate agents, mortgage brokers and lenders might all put forward conveyancers to appoint. On occasion these lawyers might be known to one of the organisations as being good in their field, but occasionally there exists a commercial relationship behind the endorsement. You are at liberty to choose your preferred conveyancer. You need to be aware that most banks specify a panel list of solicitors you must use for the mortgage related work in your house move.
Can you offer any advice when it comes to choosing a Abingdon conveyancing practice to deal with our lease extension?
When appointing a property lawyer for lease extension works (regardless if they are a Abingdon conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with several firms including non Abingdon conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:
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How familiar is the firm with lease extension legislation? If they are not ALEP accredited then why not?
I purchased a studio flat in Abingdon, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Abingdon with a long lease are worth £255,000. The ground rent is £45 levied per year. The lease ends on 21st October 2097
With just 73 years unexpired the likely cost is going to span between £8,600 and £9,800 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.