My friend's step-father is a conveyancing practitioner. I expect that I'll be able to get preferential fee for conveyancing, but if not, what level of fees would I typically be looking at for conveyancing in Elmers End?
Do compare pricing. Do use our comparison tool on this page. Whilst charges seem to contrast greatly but service levels do differ between conveyancers as is the case with the vast majority of professional services.
Do conveyancers request an advanced payment for my conveyancing in Elmers End?
If you are buying a property in Elmers End your solicitor will ask you place them with monies to cover the the cost of the conveyancing searches. Normally this is called for to cover the fees of the conveyancing searches. If any deposit is as part of the total price then this should be asked for immediately in advance of contracts are exchanged. The final balance that is due will be payable a couple of days ahead of the completion date.
I have been told that property searches are the number one cause of hinderance in Elmers End house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of delays in the conveyancing process. Searches are unlikely to be the root cause of holding up conveyancing in Elmers End.
How does conveyancing in Elmers End differ for new build properties?
Most buyers of new build premises in Elmers End come to us having been asked by the builder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because developers in Elmers End tend to purchase the real estate, 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 used to new build conveyancing in Elmers End or who has acted in the same development.
I decided to have a survey done on a house in Elmers End ahead of instructing conveyancers. I have been told that there is a flying freehold element to the house. The surveyor advised that some banks tend not give a mortgage on a flying freehold home.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. If you call us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Elmers End. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Elmers End to see if the conveyancing costs will increase in light of this.
Last January I purchased a leasehold house in Elmers End. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee 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 be sure 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).
Despite our best endeavours, we have been unsuccessful in negotiating a lease extension in Elmers End. Can this matter be resolved via the Leasehold Valuation Tribunal?
in cases where there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to arrive at the premium.
An example of a Lease Extension case for a Elmers End flat is Flats 55, 67 & 70 Melbourne Court Anerley Road in July 2013. The tribunal calculated that the premium for the extended lease at £48,366.00 for at 55, and £88,329.00 for ats 67 and 70 combined. This case related to 1 flat. The unexpired residue of the current lease was 26.38 years.