My previous solicitor has given a fee calculation of £1700 for fixed fee conveyancing in Brockenhurst. I am hoping to sell a newly refurbished house for £275,000. Are the quoted fees excessive? Is it in excess of the average fee for conveyancing in Brockenhurst?
The quote is fractionally on the steep side. If you are prepared to expend time contrasting quotes you might reduce the fees slightly by as much as £100 plus VAT. That being said, you mightcome to rue choosing an an unknown solicitor. Remember to check the conveyancer can act for your lender. Do make use of our comparison tool to select a Brockenhurst conveyancing company on the lender’s approved list of lawyers which can often include conveyancing solicitors in Brockenhurst.
is it true that all Brockenhurst solicitors on the Virgin Money conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Virgin Money conveyancing panel they would need to be overseen by the SRA. Many mortgage companies do list licenced conveyancers on their panel and in that case the firms would be overseen by the CLC.
We had chosen conveyancers based in Brockenhurst on the Yorkshire BS solicitor panel. They have just invoiced me a further sum for handling the Yorkshire BS mortgage. Is this a supplemental conveyancing fee set by Yorkshire BS?
As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your conveyancing practitioner may levy a fee for this. The charge is not set by Yorkshire BS but by your Brockenhurst lawyer. Numerous firms on the Yorkshire BS panel will levy ’dealing with mortgage’ fee but many firms include it on their overall fee.
Planning on purchasing a house in Brockenhurst. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Brockenhurst property lawyer is on the Principality conveyancing panel.
I have been told that property searches are the primary reason for stalling in Brockenhurst house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances in the conveyancing process. Local searches are not likely to feature in any slowing down conveyancing in Brockenhurst.
About to purchase a new build flat in Brockenhurst. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Brockenhurst
The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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 Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
Is it best to instruct a Brockenhurst conveyancing solicitor in close proximity to the house I am buying? An old friend can perform the legal formalities but her office is 200miles drive away.
The primary upside of using a high street Brockenhurst conveyancing firm is that you can pop in to execute documents, deliver your ID and pester them where appropriate. Having local Brockenhurst know how is a benefit. That being said it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and they were content that should trump using an unfamiliar Brockenhurst conveyancing lawyer just because they are Brockenhurst based.
I've recently bought a leasehold house in Brockenhurst. Am I liable to pay service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, 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 be sure 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).
Brockenhurst Conveyancing for Leasehold Flats - A selection of Queries before Purchasing
Please note that where the lease has no more than 80 years it will impact the marketability of the apartment. Check with your lender that they are content with residual term of the lease. A short lease means that you will almost definitely have to extend the lease at some point and you need to have some idea of what this will be. Remember, in most cases you will need to own the residence for two years before you are entitled to extend the lease. It would be a good idea to discover if the the lease includes any unreasonable restrictions in the lease. For example plenty of leases prohibit pets being permitted in in a block in Brockenhurst. If you like the propertyin Brockenhurst yet your cat is not allowed to make the move with you then you will be faced difficult choice. Does the lease include onerous restrictions?