I am thinking of remortgaging my flat in Bampton, does my lawyer have to be on the UBS Conveyancing panel?
There is nothing to stop you using your solicitor, but UBS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I need some fast conveyancing in Bampton as I am under an ultimatum to exchange contracts inside one month. A home loan is not required. Can I escape the need for conveyancing searches to save money and time?
As you are are a mortgage free buyer you are at liberty not to have searches conducted although no lawyer would recommend that you don't. With plenty of history conveyancing in Bampton the following are examples of what can arise and therefore impact future mortgageability: Refused Planning Applications, Outstanding Fees, Overdue Grants, Road Schemes,...
five months have gone by since my purchase conveyancing in Bampton concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. 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 premises 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.
I decided to have a survey done on a house in Bampton in advance of instructing solicitors. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some banks tend not give a loan on a flying freehold house.
It depends who your proposed lender is. Santander has different requirements for example to Halifax. If you call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Bampton. Conveyancing may be slightly more expensive based on your lender's requirements.
Should I choose a Bampton conveyancing practitioner based in the area that I am buying? I have an old university friend who can handle the legal work however his firm is located approximately 350miles away.
The benefit of a local Bampton conveyancing practice is that you can visit the firm to execute documents, present your ID and pester them where appropriate. Having local Bampton know how is a bonus. However it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and on the whole were impressed that should surpass using an unknown Bampton conveyancing solicitor just because they are based in the area.
If all goes to plan we aim to complete the sale of our £300,000 garden flat in Bampton on Monday in a week. The management company has quoted £384 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Bampton?
Bampton conveyancing on leasehold apartments usually involves the buyer’s conveyancer sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to address these enquiries the majority will be content to assist. They may charge a reasonable administration fee for answering enquiries or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is £350, in some cases it is in excess of £800. The management information fee levied by the landlord must be sent together with a synopsis of rights and obligations in relation to administration fees, without which the charge is not strictly payable. Reality however dictates that one has no choice but to pay whatever is requested of you should you wish to exchange contracts with the buyer.
Bampton Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to Purchasing
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Can you tell me if there are any major works in the planning that will likely add a premium to the service charges? How many years remain on the lease? The majority of Bampton leasehold flats will have a service bill for maintenance of the building invoiced by the management company. If you purchase the apartment you will have to meet this liability, usually periodically accross the year. This may be anything from a few hundred pounds to thousands of pounds for bigger purpose-built buildings. There will also be a rentcharge for you to pay annual, ordinarily this is not a significant figure, say about £50-£100 but you should to enquire it because sometimes it could be many hundreds of pounds.