Recently contacted my conveyancing lawyer in Alston who acted for me two years ago requesting a conveyancing estimate based on the same type of house sale & purchase (a leasehold residence and a freehold property) of similar values with a loan from Barclays . I am now being quoted twice the amount. Better the devil I know or do I try and find an alternative conveyancer?
The estimate does seem a little on the high side. If you shop around you might get the conveyancing a bit cheaper by say a hundred pounds. That being said, assuming were content with the assistance the firm gave you maycome to rue opting for an an unknown solicitor. Remember to ensure that the conveyancer can represent Barclays . You can utilise our search tool to choose a Alston conveyancing firm on the Barclays approved list of lawyers, which can often include conveyancing solicitors in Alston.
Can you clarify what the consequences are if my solicitor is expelled from the HSBC Conveyancing panel ahead of completing my conveyancing in Alston?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Various online forums that I have come across warn that are the number one reason for delay in Alston conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances during the legal transfer of property. Local searches are not likely to feature in any holding up conveyancing in Alston.
I own a renovated Edwardian house in Alston. Conveyancing lawyer represented me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Alston and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing solicitor who conducted the conveyancing.
What advice can you give us when it comes to finding a Alston conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a solicitor for your lease extension (regardless if they are a Alston conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with two or three firms including non Alston conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be useful:
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What volume of lease extensions has the firm conducted in Alston in the last twenty four months? If they are not ALEP accredited then what is the reason?
Alston Leasehold Conveyancing - Examples of Queries Prior to Purchasing
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How many of the leaseholders are in arrears for their service charge payments? This question is helpful as a) areas could cause problems in the building as the common areas may start to deteriorate where services are not paid for b) if the leasehold owners have an issue with the running of the building you will need to know about it You should be aware that where the lease has less than 80 years it will have adverse implications on the marketability of the flat. It is worth checking with your lender that they are willing to lend given the lease term. Leases with less than 80 years remaining means that you will almost definitely need a lease extension sooner rather than later and you need to have some idea of how much this would cost. Remember, in most cases you will be required to have owned the property for two years before you are entitled to extend the lease.
What type of premises does your Alston conveyancing quotes apply to?
The quotes provided are only applicable to standard residential property in England & Wales. Where you have any different requirements for instance industrial or agricultural property or commercial conveyancing in Alston do contact us to consider this further .