We opted for a local firm for my conveyancing in Godshill last week. Looking through the Terms and Conditions it is apparent thatI am on the hook for costs even if the movedoes not go ahead. Should I go with them or choose a web based conveyancing company promising no completion no cost conveyancing in Godshill?
It is usually ‘give and take’ in that if "No Sale No Fee" is available then the conveyancing charges will tend to be be higher to neutralise the conveyances that fail to complete. Dont forget that these promotions generally do not protect you from expenses for instance Godshill conveyancing search charges.
I am the registered owner of a freehold residence in Godshill yet pay rent, why is this and what is this?
It is rare for properties in Godshill and has limited impact for conveyancing in Godshill but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.
I happen to be the single beneficiary of my late grandmother’s estate with all property in now in my sole name, including the house in Godshill. Conveyancing formalities meant that the Land Registry date was in September. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership could be regarded the same way as though I had purchased the property in September. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. Most banks would take a pragmatic view as this clause is principally there to identify subsales or the quick reselling of property.
After weeks of negotiation I have agreed a price on a house in Godshill. My mortgage broker pressured me to appoint their conveyancer. I paid an advanced payment of £175. Soon after, the solicitor contacted me to say that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my house. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Virgin Money are being difficult. The Godshill solicitor who is on the Virgin Money conveyancing panel is recommending indemnity insurance as a solution but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I need to find a conveyancing solicitor for my conveyancing in Godshill. I've discover a site which looks to be the ideal offering If it is possible to get all formalities done via web that would be preferable. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Having checked my lease I have discovered that there are only 68 years left on my lease in Godshill. I now wish to extend my lease but my landlord is absent. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to prove that you or your lawyers have done all that could be expected to find the freeholder. In some cases a specialist would be helpful to try and locate and prepare a report which can be used as proof that the freeholder is indeed missing. It is wise to seek advice from a property lawyer in relation to proving the landlord’s absence and the vesting order request to the County Court overseeing Godshill.
I inherited a basement flat in Godshill, conveyancing formalities finalised 4 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Godshill with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 levied per year. The lease comes to an end on 21st October 2091
With just 66 years unexpired we estimate the price of your lease extension to span between £11,400 and £13,200 plus 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 are not able to supply a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. 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 without first seeking the advice of a professional.
My cousin is purchasing a leasehold flat in Godshill. He was given a quote by the lawyer connected to the estate agents totaling £1300 . It was seven years ago I sold and purchased a property and the fee was £just under six hundred pounds. Have charges really increased to that extent?
You should visit 3 or 4 local Godshill conveyancing solicitors requesting estimates. You should base your selection not only on cost, but on promptness and on how comprehensive the response was.