Having been recommended your company we were going to go ahead with a conveyancing solicitor in Glossop recommended on your site but have come across some other fee calculations on the internet look cheaper – why is this?
There are hundreds of conveyancers marketing theoretically looks to be very low prices. We suggest that you think twice about how much you respect your own move to you are willing to take 'cheap' risks over the standard of the conveyancing. Many of them accentuate a budget quote as a headline but bury extra charges in the small print..
It is 10 years ago since I purchased my property in Glossop. Conveyancing lawyers have now been appointed on the sale but I can't find the title deeds. Will this cause complications?
You need not be too concerned. Firstly there is a possibility that the deeds will be retained by your mortgage company or they may stored with the conveyancers who handled the purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Most conveyancing in Glossop relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.
If you had a top tip for choosing a conveyancing solicitor in Glossop what would it be?
We would encourage you not to go for the cheapest Glossop conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
My husband and I are spending time looking at flats in Glossop and I am now considering a potential offer. Should I already have a conveyancer appointed at this point? I intend to finance via a mortgage with Leeds Building Society.
It would be prudent to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are taking out a mortgage with Leeds Building Society, make sure you remember to check that your lawyer is on the Leeds Building Society conveyancing panel.
It is unclear whether my bank requires a lease extension. I have telephoned my Glossop building society branch on numerous occasions and was told they are content with the situation and they would lend. My Glossop conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the lawyer is on the mortgage company approved list, she or he must adhere to the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Should commercial conveyancing searches reveal proposed roadworks that could affect a commercial premises in Glossop?
Its becoming the norm that commercial conveyancing solicitors in Glossop will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Glossop. The report sets out 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 Glossop.
For every commercial conveyancing transaction in Glossop it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Glossop commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Glossop.
Over the last few months I have been searching for a leasehold apartment up to £305k and found one round the corner in Glossop I like with amenity areas and railway links in the vicinity, however it only has 51 years on the lease. I can't really find anything else in Glossop in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a home loan the shortness of the lease will likely be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you may ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.
New build sellers have put forward a conveyancer and I've sought an estimate from them. It's nearly £400 cheaper than my family Glossop lawyer. Should I use them?
Builders often have lists of solicitors who expedite matters and who know the seller’s documentation and conveyancing practitioner. Plenty of developers offer an inducement to use a preferred property lawyer for this reason, any increased fees can be avoided and a developer will not recommend a conveyancing warehouse and run the risk of having the conveyancing stall when they want exchange within a tight time frame. The argument for not agreeing to use the suggested conveyancer is that they may be unwilling to fight for your interests at the risk of alienating the sellers. Where you have concerns that this may be the case you should remain with your local Glossop lawyer.