I hired a high street firm for my conveyancing in Alresford recently. Looking through the official terms of business I seeI am liable for fees even where the conveyance does not complete. Should I go with them or select a web based conveyancing brokerage promoting no-sale-no-fee conveyancing in Alresford?
It is usually ‘give and take’ in that if "No Completion No Fee" is offered then the conveyancing charges will tend to be be uplifted to counteract those transactions that do not go ahead. Please beware that such arrangements tend not to cover expenses for example Alresford conveyancing search expenses.
I had intended to instruct a property lawyer in Alresford for our home move. Our financial adviser informed us that our mortgage lenders Birmingham Midshires won't deal with them. Surely this is unfair competition?
A decade ago most banks had a different appetite for risk. Almost all Alresford conveyancing firms would have been on many lender panels. The financial services regulator in 2010 carried out a thematic investigation into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more data from law firms regarding their operations and the individuals who work for them as well as establishing certain criteria such a completing on a minimum number of conveyancing. Many Alresford conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Alresford is one of the many locations where the lawyers we list are on the panel for Birmingham Midshires.
We are downsizing from our property in Alresford and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Alresford lawyer would know that there is no such problem. For the life of me I don't know why the buyers used an online conveyancing firm as opposed to a conveyancing solicitor in Alresford. Having lived in Alresford for many years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You must check with 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 health insurance to cover that same illness)
About to purchase a new build flat in Alresford. Conveyancing is necessary evil 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.
Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Alresford
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are surveyor prepared. Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I need to retain a conveyancing solicitor for sale conveyancing in Alresford. I have chance upon a site which looks to be the perfect offering If there is a chance to get all this stuff completed via phone that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Last January I purchased a leasehold flat in Alresford. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a split level flat in Alresford, conveyancing formalities finalised October 1998. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Alresford with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 yearly. The lease ends on 21st October 2095
With only 74 years unexpired we estimate the premium for your lease extension to be between £8,600 and £9,800 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.