Recently contacted my conveyancing solicitor in Edgwarebury who completed the legal work 18 months ago and wanted a conveyancing quote based on an identical type of house move (a leasehold property and a freehold property) of almost identical values with a mortgage from Halifax. I am now being quoted double. Better the devil I know or do I try and find a cheaper internet property lawyer?
The quote is fractionally on the high side. If you are happy to spend time comparing quotes you might reduce the fees slightly by perhaps £100 plus VAT. That being said, if you were happy with the conveyancing the firm gave you mightlive to rue choosing an a cheaper conveyancer. Remember to check that the conveyancer can act for Halifax. You can utilise our search tool to locate a Edgwarebury conveyancing firm on the Halifax approved list of lawyers, which can often include conveyancing solicitors in Edgwarebury.
Our grandson is about to exchange on a house that has just been built in Edgwarebury with a mortgage from TSB. His solicitor has said that there is a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the TSB conveyancing panel as a standard part of the process, and to the surveyor 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 TSB conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I am refinancing my flat in Edgwarebury, does my lawyer need to be on the Lloyds Solicitor panel?
There is nothing to stop you using your solicitor, but Lloyds will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Will our lawyer be asking questions concerning flooding as part of the conveyancing in Edgwarebury.
The risk of flooding is if increasing concern for solicitors dealing with homes in Edgwarebury. There are those who acquire a property in Edgwarebury, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Solicitors are not qualified to offer advice on flood risk, however there are a number of checks that may be initiated by the buyer or by their lawyers which will give them a better appreciation of the risks in Edgwarebury. The conventional set of property information forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the owner to discover whether the premises has suffered from flooding. In the event that the property has been flooded in past and is not revealed by the vendor, then a buyer could bring a legal claim for losses as a result of such an inaccurate reply. The buyer’s lawyers may also order an environmental report. This will higlight whether there is a recorded flood risk. If so, additional investigations will need to be carried out.
I work for a reputable estate agent office in Edgwarebury where we have witnessed a number of flat sales derailed as a result of short leases. I have received contradictory information from local Edgwarebury conveyancing firms. Can you shed some light as to whether the vendor of a flat can commence the lease extension process for the buyer?
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. The benefit of this is that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.
An alternative approach is to agree the lease extension with the freeholder 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 buyer.
Following years of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Edgwarebury. Can we issue an application to the Residential Property Tribunal Service?
You certainly can. We can put you in touch with a Edgwarebury conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Edgwarebury property is 42 Churchill Road in March 2013. The Tribunal determined that the price payable in respect of the acquisition of the freehold of the property as required under the terms of the Court Order dated 21 December 2012, is£26,958 This case related to 1 flat.
My wife and I have just had an offer agreed on a house and had meeting on Monday with HSBC for the mortgage. They advised us that when it comes to appointing a conveyancer that unless they are on their approved panel of conveyancers then we will have to pay out an extra fee of £200. This is because they will then have to select a solicitor to act on their behalf as well as the one we appoint for ourselves and we are liable for their invoice. I have requested HSBC to provide me with a list so I can request quotes only from their approved conveyancers but was told they dont have such a list to hand over. Is there a list online?
Ask HSBC what their panel criteria is for a conveyancer.Then ask the conveyancing practitioner of your choice whether they fit that criteria and have they acted on mortgages for HSBC in the past. If the answer to those is yes, then just double check with HSBC. Alternatively please utilise our search tool and we may be able to find you a conveyancing practitioner in Edgwarebury on the panel for HSBC.