Having been suggested to visit your organisation we were about to go ahead with a conveyancing solicitor in Fleetwood recommended by you but have come across some other costs illustrations on the internet look less pricey – why is this?
One can find plenty of conveyancing organisations advertising supposedly cut-price conveyancing, unfortunately it’s common in such cases for supplementalcharges result in the closing bill markedly uplifted. Conveyancers are obliged to make sure that fees contained in terms and conditions should be fair and reasonable and be applied The conveyancers that we list for conveyancing in Fleetwood genuinely set out all legal fees for the property you intend topurchase.
Finally the sale completed on my house in Fleetwood last November but our buyer keeps SMS messaging daily complaining that his conveyancer needs to hear from mine. What should have happened following completion?
Post completion of your sale your lawyer should send the transfer deeds and all additional paperwork to the buyer’s solicitors. Depending on the transaction, your solicitor must also evidence that the legal charge in favour of the lender has been redeemed to the buyers solicitors. There are no post completion steps unique to conveyancing in Fleetwood.
We're in Fleetwood, First time buyers purchasing with a mortgage (lender is Santander , and our solicitor is on the Santander conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Santander conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
How does conveyancing in Fleetwood differ for new build properties?
Most buyers of new build property in Fleetwood approach us having been asked by the builder to exchange contracts and commit to the purchase even before the property is constructed. This is because house builders in Fleetwood typically 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 Fleetwood or who has acted in the same development.
Due to the input of my in-laws I had a survey completed on a house in Fleetwood ahead of retaining lawyers. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some mortgage companies may refuse to issue a mortgage on such a premises.
It depends who your proposed lender is. HSBC has different requirements from Halifax. Should you wish to call us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Fleetwood. Conveyancing may be slightly more expensive based on your lender's requirements.
Last September I purchased a leasehold house in Fleetwood. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, 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).
I own a leasehold flat in Fleetwood, conveyancing was carried out 7 years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Fleetwood with a long lease are worth £179,000. The average or mid-range amount of ground rent is £65 per annum. The lease finishes on 21st October 2083
With just 57 years left to run we estimate the premium for your lease extension to range between £26,600 and £30,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.