Can you clarify what the consequences are if my solicitor is expelled from the RBS Solicitor panel ahead of completing my conveyancing in Binfield?
First, 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.
If you had a top tip for choosing a conveyancing solicitor in Binfield what would it be?
We would encourage you not to go for the lowest Binfield conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
We had appointed conveyancing lawyers locally in Binfield on the Nationwide solicitor approved list. They have just billed me an additional amount for handling the Nationwide mortgage. Is this a supplemental conveyancing fee set by Nationwide?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your conveyancer may charge a fee for this. The charge is not set by Nationwide but by your Binfield solicitor. Numerous firms on the Nationwide panel will quote an ‘acting for lender’ fee but plenty of practices include it on their overall fee.
I am selling my flat. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Kent Reliance are being a right pain. The Binfield solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
We are selling our house in Binfield and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any high street Binfield lawyer would know this is not the case. For the life of me I don't know why the buyers instructed a national conveyancing firm rather than a conveyancing solicitor in Binfield. Having lived in Binfield for 5 years we know that this is a non issue. Should we contact our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. What do they say? You must enquire of 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 sickness)
I have justbeen informed that Stirling Law have been shut down. They carried out my conveyancing in Binfield for a purchase of a leasehold flat 10 months ago. How can I establish that the property is in my name in the name of the former proprietor?
The easiest method to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Binfield conveyancing specialists.
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Binfield is where the house is located. What do you suggest?
Flying freeholds in Binfield are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Binfield you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Binfield may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
If all goes to plan we aim to complete our sale of a £325,000 garden flat in Binfield on Thursday in a week. The landlords agents has quoted £384 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Binfield?
For the majority of leasehold sales in Binfield conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Answering conveyancing due diligence questions
Where consent is required before sale in Binfield
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I acquired a basement flat in Binfield, conveyancing formalities finalised 6 years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Binfield with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 yearly. The lease ceases on 21st October 2105
With only 80 years remaining on your lease we estimate the premium for your lease extension to span between £8,600 and £9,800 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. Do not use the figures 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 take any other action based on this information before seeking the advice of a professional.