We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would prefer to instruct a Ferndown based conveyancing firm?
Do check but the chances are that allocate you one of their panel solicitors if you take up the "fee-free" offer. Contact the mortgage company and see if they allow a monetary alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Ferndown.
We previously instructed solicitors with offices in Ferndown on the Skipton solicitor approved list. They have just invoiced me a supplemental charge for dealing with the Skipton mortgage. Is this an additional conveyancing fee specified by Skipton?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your conveyancing practitioner is entitled to levy a fee for this. This charge is not dictated by Skipton but by your Ferndown property lawyer. Plenty of firms on the Skipton panel will charge an ‘acting for lender’ fee and others do not.
Can I be sure that the Ferndown conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Ferndown getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer conducting your conveyancing.
Planning on purchasing a flat in Ferndown. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Ferndown conveyancer is on the TSB conveyancing panel.
Are there restrictive covenants that are commonly identified during conveyancing in Ferndown?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Ferndown. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I decided to have a survey completed on a property in Ferndown before retaining conveyancers. I have been told that there is a flying freehold element to the property. The surveyor has said that some lenders will refuse to grant a mortgage on a flying freehold house.
It varies from the lender to lender. Santander has different instructions from Halifax. If you e-mail us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ferndown. Conveyancing may be slightly more expensive based on your lender's requirements.
Should I go with a Ferndown conveyancing solicitor who is local to the property I am buying? We have a good friend who can carry out the conveyancing however his firm is located 300miles away.
The benefit of a local Ferndown conveyancing practice is that you can attend the office to sign paperwork, hand in your identification documents and apply pressure on them if necessary. Having local Ferndown know how is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and the majority were content that must outweigh using an unfamiliar Ferndown conveyancing lawyer just because they are local.
All being well we will complete our sale of a £350,000 apartment in Ferndown in just under a week. The freeholder has quoted £300 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Ferndown?
Ferndown conveyancing on leasehold maisonettes normally involves the purchaser’s solicitor sending enquiries for the landlord to answer. Although the landlord is not legally bound to answer such questions most will be content to do so. They are entitled to levy a reasonable administration fee for answering questions or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is £350, in some transactions it exceeds £800. The management information fee required by the landlord must be sent together with a summary of rights and obligations in relation to administration charges, without which the charge is not strictly payable. Reality however dictates that you have no option but to pay whatever is demanded if you want to complete the sale of your home.
Ferndown Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing
Best to be warned whether changing the roof or some other major work is due in the foreseeable future that will be shared between the leaseholders and may well materially impact the level of the maintenance fees or result in a one off invoice. Plenty Ferndown leasehold apartments will have a service bill for maintenance of the block invoiced on behalf of the landlord. If you buy the apartment you will have to pay this amount, usually periodically accross the year. This may be anything from a few hundred pounds to thousands of pounds for large purpose-built buildings. There will also be a ground rent for you to pay yearly, this is usually not a exorbitant sum, say approximately £50-£100 but you need to check as on occasion it can be surprisingly expensive. This question is important as a) areas can result in problems for the building as the common areas may start to deteriorate where services remain unpaid b) if the leaseholders have an issue with the running of the building you will need to have all the details