I was referred a lawyer who has given a fee estimate £1350 for freehold conveyancing in Birkenshaw. I’m selling a Edwardian property for £275,000. Is this overpriced? Is it in excess of the norm for conveyancing in Birkenshaw?
The estimate does seem a tad overpriced. If you are prepared to invest time comparing fee on a like for like basis you could reduce the fees slightly by say £100 plus VAT. On the other hand, you couldcome to rue choosing an an untested lawyer. Don't forget to check that the firm can act for your mortgage company. Do use our search tool to find a Birkenshaw conveyancing firm on the lender’s approved list of lawyers which can often include conveyancing solicitors in Birkenshaw.
When it comes to lenders such as UBS, do Birkenshaw lawyers have to pay an annual charge to be on the conveyancing panel?
We are not aware of any lender fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
Completion of my purchase has taken place for my property in Birkenshaw. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
After much negotiation I have agreed a price on an apartment in Birkenshaw. My mortgage broker recommended their conveyancers. I paid an on account payment of £200. Not long after, the conveyancing practitioner called me sheepishly admitting that they were not on the Lloyds 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 Lloyds 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 have justbeen informed that Arc property Solicitors have been shut down. They conducted my conveyancing in Birkenshaw for a purchase of a leasehold flat 9 months ago. How can I establish that my home is not still registered in the name of the previous owner?
The quickest way to check if the premises 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 Birkenshaw conveyancing specialists.
About to purchase a new build apartment in Birkenshaw. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Birkenshaw
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Forfeiture - bankruptcy or liquidation must not apply under this provision. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
Expecting to exchange soon on a basement flat in Birkenshaw. Conveyancing lawyers assured me that they will have a report out to me tomorrow. What should I be looking out for?
Your report on title for your leasehold conveyancing in Birkenshaw should include some of the following:
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You should receive a copy of the lease What options are open to you if an adjoining owner breaches a clause of their lease? Where does the liability rest to repair and maintain the building. It is essential for you to know who is duty bound to repair and maintenance of all parts of the block and communal areas Specifying your rights in respect of common areas in the building.E.G., does the lease contain a right of way over an accessway or hallways? Your conveyancers should enable you to have an understanding of the building insurance provisions
Birkenshaw Leasehold Conveyancing - Sample of Questions you should ask Prior to Purchasing
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Most Birkenshaw leasehold properties will have a service charge for maintenance of the block levied by the freeholder. Should you acquire the apartment you will have to pay this charge, normally in instalments during the year. This could differ from two or three hundred pounds to thousands of pounds for blocks with lifts and large common areas. There will also be a ground rent to be met annual, this is usually not a exorbitant sum, say approximately £25-£75 but you should to enquire it because occasionally it can be many hundreds of pounds. If a Birkenshaw lease has less than 80 years it will have adverse implications on the salability of the flat. Check with your mortgage company that they are willing to go ahead with the loan given the lease term. Leases with fewer than 80 years remaining means that you will probably have to extend the lease sooner rather than later and you need to have some idea of how much this will be. Remember, in most cases you would need to own the residence for two years before you are entitled to extend the lease.
When it comes to my conveyancing in Birkenshaw should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Birkenshaw conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancing practitioner's time in submitting the funds this way.