I was recommended to a solicitor who has sent a quote for £1700 for freehold conveyancing in Gamlingay. I am looking to sell a purpose built house for £225,000. Are these estimated fees excessive? Is it in excess of the norm for conveyancing in Gamlingay?
The charges are a tad high. Where you are happy to invest time contrasting quotes you may be able to decrease the fees slightly by say a hundred pounds. On the other hand, you couldcome to rue opting for an a cheaper lawyer. If is important to be sure that the conveyancer can also act for your lender. Do make use of our comparison tool to choose a Gamlingay conveyancing firm on the lender’s member panel which can often include conveyancing solicitors in Gamlingay.
It is is a decade since I purchased my house in Gamlingay. Conveyancing solicitors have now been appointed on the sale but I can't track down the deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly there is a chance that the deeds will be kept by the mortgage company or they may stored with the solicitor who acted in your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Nearly all conveyancing in Gamlingay involves registered property but in the rare situation where your property is unregistered it is more problematic but is not insurmountable.
Can you help - my lawyer says that absentee landlord insurance is necessary on my purchase. What is the level of cover for Gamlingay conveyancing?
The right level of absentee landlord indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and Chelsea Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
Can I be sure that the Gamlingay conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Gamlingay obtaining recommendations is a sensible 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.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Gamlingay solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Gamlingay surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Do commercial conveyancing searches reveal impending roadworks that may impact a commercial site in Gamlingay?
Many commercial conveyancing solicitors in Gamlingay will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Gamlingay. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Gamlingay.
For each commercial conveyancing transaction in Gamlingay it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Gamlingay commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Gamlingay.
My husband and I are one month into a residential purchase having been directed to a firm by the selling agent to handle our conveyancing in Gamlingay. I am am very frustrated with the level of service. Can you help me find new lawyers?
A lawyer would have to be really poor to suggest changing them. Has your mortgage offer been sent? In the event that it has you will need to inform them of the new contact details and ensure the mortgage documents are re-issued. Your solicitor ideally needs to be on the lenders approved list to avoid escalating costs and frustration. So that should be your first question of the new conveyancers. The search tool will help you find a bank approved conveyancer for your home move in Gamlingay
There are only 72 years remaining on my flat in Gamlingay. I am keen to get lease extension but my freeholder is absent. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to prove that you or your lawyers have made all reasonable attempts to track down the landlord. On the whole an enquiry agent would be useful to carry out a search and to produce an expert document to be used as evidence that the landlord is indeed missing. It is wise to seek advice from a property lawyer in relation to proving the landlord’s absence and the application to the County Court overseeing Gamlingay.
I acquired a garden flat in Gamlingay, conveyancing formalities finalised half a dozen years ago. 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? Corresponding properties in Gamlingay with over 90 years remaining are worth £185,000. The ground rent is £65 levied per year. The lease comes to an end on 21st October 2083
With just 60 years unexpired we estimate the price of your lease extension to span between £20,000 and £23,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.