is it true that all Datchet solicitor practices on the HSBC conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the HSBC approved list of solicitors they would need to be governed by the SRA. The majority of mortgage companies do permit licenced conveyancers on their panel and in such a situation the practice would be overseen by the CLC.
The mortgage over my property is with Santander for my property in Datchet. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Santander?
You must advise Santander before renting your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. You need not do this via a Santander conveyancing panel firm.
I recently had an offer agreed on a house in Datchet. My mortgage broker recommended their conveyancers. I paid an on account payment of £175. A couple of days later, the property lawyer contacted me to say that they were not on the RBS 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 RBS 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.
We are close to exchanging contracts on the sale of our property in Datchet and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any high street Datchet conveyancer would know that there is no such problem. It does beg the question why the buyers instructed a web based conveyancing firm as opposed to a conveyancing solicitor in Datchet. Having lived in Datchet for six years we know that this is a non issue. Should we contact our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You must check with 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 ailment)
How does conveyancing in Datchet differ for new build properties?
Most buyers of new build residence in Datchet contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is ready to move into. This is because new home sellers in Datchet tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Datchet or who has acted in the same development.
Given that I will soon spend over three hundred thousand on a garden flat in Datchet I would like to talk to a lawyer about myhouse move in advance of appointing the firm. Can this be arranged?
Absolutely - we would be delighted to talk to you we do not take any clients on without you speaking to the solicitor due to be conducting your property ownership legalities in Datchet.There is no ‘factory style conveyancing’ - every client is an important individual, not a matter reference. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Datchet should be the figure that you end up paying.
I am using a search engine for the words conveyancing in Datchet it reveals many conveyancersin the vicinity. How do I determine which is the right property lawyer for purchase transaction?
The preferential way of finding the right conveyancer is through a personal testimonial, so ask friends and relatives who have acquired a property in Datchet or the local estate agent or financial adviser. Fees for conveyancing in Datchet differ, so it's sensible to request at least three quotes from varying types of companies. Be sure to secure confirmation that the fees are fixed.
I today plan to offer on a house that appears to meet my requirements, at a reasonable figure which is making it all the more appealing. I have since discovered that the title is leasehold rather than freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Datchet. Conveyancing lawyers have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Datchet ?
The majority of houses in Datchet are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are purchasing in Datchet in which case you should be looking for a Datchet conveyancing solicitor and be sure that they are used to advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a leaseholder you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as obtaining the landlord’sconsent to conduct changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the house is located on an estate. Your solicitor will appraise you on the various issues.
I own a split level flat in Datchet, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Datchet with a long lease are worth £202,000. The average or mid-range amount of ground rent is £60 yearly. The lease comes to an end on 21st October 2080
With 56 years unexpired we estimate the price of your lease extension to be between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is 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 due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.