The lawyer who helped my last purchase has quoted £1400 for freehold conveyancing in Duffield. I am selling a modern property for £275,000. Are these estimated fees excessive? Is it in excess of the norm for conveyancing in Duffield?
The charges are a bit high. If you shop around you might shave off some of the expense by say £125. On the other hand, you maycome to regret choosing an a cheaper lawyer. Remember to be sure that the firm can act for your bank. Do utilise our comparison tool to choose a Duffield conveyancing company on the banks member panel which can often include conveyancing solicitors in Duffield.
Our god-son is buying a newly built flat in Duffield with a mortgage from Santander. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Santander conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
At what point does exchange of contracts happen for sale conveyancing in Duffield and do I need to be at the solicitors branch?
Where you are local to our conveyancing solicitors in Duffield you are invited in to sign contracts. However, the law practices we recommend offer a countrywide conveyancing service and give as equally detailed and professional a job for you when communicating with you by post or email. The executing of the sale agreement is not the critical part. A signed contract simply enables the firm to exchange contracts when the time is right, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Duffield)to be in the office available at the end of the phone to exchange contracts.
I just acquired a flat at auction in Duffield. Conveyancing is necessary. What is next?
Having exchanged you now have to hire the services of a conveyancing practitioner as a matter of priority as you are faced with a pending deadline in which to complete the property. Every auction property will ordinarily have an associated auction set of papers. This will likely include most,if not all of the documents that your conveyancer will need. In the case of leasehold premises the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to leasehold premises. You should hand this to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding in order to complete on the on the contractual date .
I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Duffield conveyancing practitioner on the Skipton panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
After much negotiation I have agreed a price on a house in Duffield. My financial adviser pressured me to appoint their conveyancer. I paid an on account payment of £200. A few days later, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Aldermore 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 Aldermore 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.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Duffield is the location of the property. Can you shed any light on this issue?
Flying freeholds in Duffield are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Duffield you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Duffield may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Back In 2008, I bought a leasehold flat in Duffield. Conveyancing and TSB mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1997. The conveyancing practitioner in Duffield who acted for me is not around. What should I do?
First make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is in fact the new freeholder. It is not necessary to incur the fees of a Duffield conveyancing lawyer to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I purchased a garden flat in Duffield, conveyancing formalities finalised February 2000. 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? Comparable flats in Duffield with an extended lease are worth £192,000. The ground rent is £55 per annum. The lease finishes on 21st October 2079
You have 54 years remaining on your lease the likely cost is going to be between £32,300 and £37,400 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.