AssumingI was to purchase a straightforward homein Belgravia mortgage fee and dispense with a survey and no local authority searches how much should I expect to to save on my conveyancing in Belgravia?
Any savings you would make would be isolated to the Belgravia conveyancing searches. A conveyancer is required to do the vast majority of work - money laundering, correspond with your sellers solicitor, SDLT submission, register the property etc. You might save a bit for them not needing to register a mortgage however it won't be significant.
Is it necessary during the course of the conveyancing process to pop into the offices of the solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Belgravia so that I can attend their offices if necessary.
Most conveyancing panel lawyers for banks carry out all of the work via the post, e-mail or over the phone. This enables them to undertake the conveyancing transaction no matter where you live in England or Wales. That being said you should see if you can still book an appointment to visit conveyancing lawyer if just in case this is required.
My solicitor has informed me that flying freehold insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Belgravia?
The right level of flying freehold indemnity insurance should be dictated by who your lender. It would differ for example between Yorkshire Building Society and Leeds Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.
We were going to get a OIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Belgravia solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?
You will need to appoint Belgravia solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
After months of negotiation I have agreed a price on a house in Belgravia. My financial adviser suggested a lawyer. I paid an on account payment of £175. A few days later, the conveyancer contacted me sheepishly admitting that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am looking for a leasehold apartment up to £245,000 and identified one round the corner in Belgravia I like with a park and transport links nearby, however it's only got 61 years unexpired on the lease. There is not much else in Belgravia suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a home loan that many years will likely be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.
I have just started marketing my basement apartment in Belgravia. Conveyancing has not commenced, but I have recently received a half-yearly maintenance charge demand – should I leave it to the buyer to sort out?
It best that you pay the maintenance contribution as you normally would given that all ground rent and service invoices will be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Belgravia conveyancing firm to represent me?
Most certainly. We can put you in touch with a Belgravia conveyancing firm who can help.
An example of a Lease Extension case for a Belgravia property is Flat 3 47 Cadogan Square in December 2010. the Tribunal determined that the premium payable to the landord by the leaseholder for the lease extension was £732,935 This case was in relation to 1 flat. The remaining number of years on the lease was 13.33 years.
Finally our conveyancing in Belgravia is set to complete this Friday, however the sellers I am purchasing off wishes to move out 24 hours later at at 2pm. Should I accept this?
In situations where you are having a mortgage then your solicitor will require that the premises arevacant on Friday - the mortgage company will compel it.