My partner’s step-father is a solicitor. I suspect that I will be offered preferential fee for conveyancing, However if that does not come through, what kind of fees should I be paying for conveyancing in Chatham?
You should compare pricing. Do use our search tool on this site. Whilst quotes do be different but the service one can expect are distinct between solicitors as is the case with most professions.
Can you clarify what the consequences are if my lawyer’s firm is expelled from the HSBC Conveyancing panel ahead of completing my conveyancing in Chatham?
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.
When it comes to lenders such as RBS, do Chatham solicitors face an annual charge to be on the list of approved solicitors?
We are unaware of any mortgage company fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
We previously selected conveyancers with offices in Chatham on the Skipton solicitor approved list. They are now charging me a further fee for the legal aspects of the Skipton mortgage. Is this a supplemental conveyancing fee set by Skipton?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your lawyer can levy a fee for this. The fee is not dictated by Skipton but by your Chatham conveyancing practitioner. Numerous firms on the Skipton panel will charge an ‘acting for lender’ fee and others do not.
I am selling my flat. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Aldermore are being a right pain. The Chatham solicitor who is on the Aldermore conveyancing panel is saying indemnity insurance will be fine but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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.
Am I right to be concerned by estate agents that I am dealing with are encouraging me to use a factory type conveyancing firm rather than a local Chatham conveyancing practice?
As is the case with many professional services, often referrals from connections can be worth their weight in gold. Nevertheless there are many players in a conveyancing transaction; estate agents, mortgage brokers and banks may recommend solicitors to select. On occasion the conveyancers might be known to one of the organisations as experts in their field, but occasionally there exists a financial incentive behind the recommendation. You have the right to select your preferred conveyancer. Don't forget that most banks specify a panel list of law firms you have to use for the mortgage related work in your house move.
My husband and I are 14 days into a residential purchase having been directed to solicitors by the selling agent to perform conveyancing in Chatham. I am am extremely dissatisfied with the quality of service. Can you help me find new lawyers?
A conveyancer would need to be really poor in order to consider replacing them. Has the mortgage offer been issued? If so you need to inform them of the new solicitor and ensure the offer are issued to the new lawyers. The conveyancer should be on the banks approved list to avoid escalating fees and complications. That should be your first question of the new solicitors. The find a solicitor tool will assist you in finding a bank approved lawyer for your home move in Chatham
I've recently bought a leasehold flat in Chatham. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, 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 ensure 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).
I own a 1 bedroom flat in Chatham, conveyancing having been completed 7 years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Chatham with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease expires on 21st October 2086
With 62 years remaining on your lease we estimate the price of your lease extension to range between £17,100 and £19,800 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.