We were about to choose a conveyancing solicitor in Ampthill listed on your site but stumbled across some other fee calculations via the web seem cheaper – how come?
There are many firms of conveyancing organisations advertising supposedly £99 conveyancing, unfortunately it’s common in such cases for extracharges result in the closing bill totally different to the one you expected. According to the Legal Ombudsman fees set out in terms of business should be transparent and reasonable raised The conveyancers that we list for conveyancing in Ampthill clearly state all costs for a residential conveyancing transaction.
I require conveyancing for a flat in a fairly new development (6 years built) in Ampthill. Almost all the appartments are already occupied. Do I need carry out the conveyancing searches for my conveyancing in Ampthill?
Where you are obtaining a loan, your bank will require some (many) of the searches so you'll have no choice. If not, then Ampthill conveyancing searches are for you to decide upon. Your solicitor, will 'advise', perhaps strongly, that you should not go ahead without searches, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you demand that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to change to an alternative solicitor for your conveyancing in Ampthill.
What does my ID and proof of funds have anything to do with my conveyancing in Ampthill? What am I being asked for?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the identification documents of the person or body they are dealing with prior to agreeing to accepting their conveyancing business. The Terms and Conditions that you are required to sign should reaffirm this. Your lender will also require certain documents to be viewed. If you refuse to supply identification documents, your lawyer will not be able to take you on as a client.
How can we know in advance if a Ampthill conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Ampthill getting recommendations is a sensible start. 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 recommend that you speak with the solicitor carrying out your conveyancing.
I am due to exchange contracts on my flat. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, UBS are being a right pain. The Ampthill solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
UBS have agreed my home loan in principle, my offer on a apartment in Ampthill has been accepted, what happens next?
The estate agent will wish to be informed of your conveyancing practitioner's details (ensure that the solicitors are on the bank’s approved list). Contact UBS or your broker and complete any appropriate documentation. UBS will instruct a valuer who will get in contact with the estate agent or owners to book a slot for the valuation to happen. Once conducted (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. UBS will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Ampthill.
Last November I purchased a leasehold flat in Ampthill. Do I have any liability for service charges for periods before my ownership?
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. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure 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 am the registered owner of a 2 bed flat in Ampthill, conveyancing was carried out 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Ampthill with over 90 years remaining are worth £211,000. The ground rent is £50 levied per year. The lease runs out on 21st October 2089
With 68 years unexpired the likely cost is going to be between £9,500 and £11,000 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.
As a leasehold owner I am on the hook for a service charge for my property in Ampthill. Due to redundancy and other issues I slipped into arrears with remittance. I negotiated a payment plan but there remains a couple of remaining in arrears.
I am under pressure to sell and I am concerned this could jeopardize the sale if I have to pay off the arrears in advance. I'd like to sell up and then discharge the arrears from the completion monies - is this practicable?
You should clarify with the property lawyer dealing with your Ampthill conveyancing but one option may be to arrange for the arrears to be transferred to the buyers. The final price due would be adjusted to reflect the amount of debt they assume. They could then discharge the fees once they are the owners.