I went with a local solicitor for our conveyancing in Cottingham today. Upon checking the terms of engagement it is apparent thatI am liable for fees even if our purchase aborts. Would I be best advised to appoint a web based solicitor practice advertising no-sale-no-fee conveyancing in Cottingham?
Generally there is a compromise along the lines that if "No Completion No Fee" is available then the conveyancing charges will generally be higher to cover those cases that do not go ahead. Please beware that such arrangements rarely protect you from disbursements such your Cottingham conveyancing search fees.
Finally the sale completed on my house in Cottingham last August but the buyer keeps telephoning every few hours to moan that their conveyancer is waiting to hear from myconveyancer. What are the post completion sale legalities now that I have sold?
Post completion of your disposal your conveyancer is duty bound to forward the transfer documentation and all supplemental paperwork to the buyer’s solicitors. Where appropriate, your solicitor must also confirm that the home loan has been discharged to the purchasers conveyancers. There is unlikely to be post completion requirements specific conveyancing in Cottingham.
My grandmother passed away last year and as sole heir and executor I was left the house in Cottingham. The house had a small mortgage remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this possible?
Given you intend to re-mortgage then Co-operative will require that you use a conveyancer on the Co-operative conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Co-operative conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Co-operative mortgage is registered as a charge at the Land Registry.
My bid for a property was accepted at auction in Cottingham. Conveyancing is necessary. What happens now?
Given that you are now for in every practical sense signed on the dotted line you should find a conveyancing practitioner soon as you now have a pending a drop dead date to complete the deal. All auction property will have a corresponding legal pack. This will include most,if not all of the documents that your solicitor will need. Where you are dealing with leasehold premises the auction papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to a leasehold property. You need to give this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that your finances are in order to complete on the date specified in the contract.
Is there a list of Kent Reliance panel solicitors in Cottingham on the Council of Mortgage Lender’s Website?
No. There is no such tool on the CML or Building Society Association sites. A small selection of banks make their panel listings open the public over the internet. Where you are looking for a Cottingham property lawyer on the Kent Reliance please use our tool.
We expect to receive a AIP from Clydesdale this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Clydesdale recommend any Cottingham solicitors on the Clydesdale conveyancing panel, or is it better to go independently?
You will need to appoint Cottingham solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
I work for a long established estate agency in Cottingham where we have experienced a few leasehold sales jeopardised due to leases having less than 80 years remaining. I have been given contradictory information from local Cottingham conveyancing solicitors. Could you shed some light as to whether the owner of a flat can start the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I own a ground floor flat in Cottingham, conveyancing was carried out November 2001. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Cottingham with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease finishes on 21st October 2093
With only 70 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 as well as costs.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.
How do I identify value for money conveyancing in Cottingham?
Option 1 is to ask your friends and family they would would instruct. Option 2 is to search the web for conveyancing in Cottingham. Phone a couple or more firms from the list and ask them to send you their conveyancing charges and discuss your needs with the solicitor who will handle your conveyancing before you make your decision. Third is to use our search tool to help you find the right solicitors taking into account your unique requirements including location,speed, complexity and who your intended mortgage company is.Avoid the trap of appointing lowest cost conveyancing solicitors in Cottingham