Having been recommended your organisation we were going to use a conveyancing solicitor in Godshill recommended on your site but stumbled across some other costs illustrations via the web look cheaper – why is this?
There are many firms of firms advertising supposedly £99 conveyancing, unfortunately it’s common in such cases for supplementalcharges result in the final fee totally different to the one you expected. Conveyancers are obliged to make sure that fees contained in terms of engagement should be equitable and be applied The solicitors that we put forward for conveyancing in Godshill specify all costs for a domestic conveyancing matter.
I have given 2 months notice to my existing landlord and have to be out of my rented flat in Godshill by 9/9/2024. Conveyancing for my house purchase is progressing. How realistic is it to complete in six weeks as don't want to have to find temporary accommodation?
The normal practice is not to provide notice for your lease unless exchange of contracts has taken place. Assuming that you have not previously done so, notify to your conveyancer and request that they seek the assistance the owners lawyers, try to get a realistic time scale from them that all parties will aim towards
In looking at online forums for a high-quality solicitor in Godshill, many say that I should look for a CQS accredited solicitor. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home ownership transfers, trusted by some of the UK's leading mortgage companies. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. The scheme does not cover licenced conveyancers. Godshill is one of the numerous areas of the UK where there are Accredited solicitors.
I am the sole recipient of my late mum's will and I have everything in my name now, including the house in Godshill. The Godshill property was put into my name in June. I plan to dispose of the property. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship will be considered the same way as if I'd bought the property in June. Do I have to wait 6 months to sell?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. Most banks would take a pragmatic view as this requirement is principally there to pick up on subsales or the wholesaling and assigning of properties.
The formalities of my remortgage has taken place for my property in Godshill. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I have instructed a Godshill conveyancer having made sure that they are on the Yorkshire BS conveyancing panel. Does my lawyer arrange the survey of the property?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS 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. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Godshill postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Godshill.
How can the Landlord & Tenant Act 1954 impact my commercial offices in Godshill and how can you help?
The particular law that you refer to gives security of tenure to business leaseholders, granting the legal entitlement to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Godshill is one of our many locations in which the firms we work with are located
I am employed by a long established estate agent office in Godshill where we have witnessed a number of flat sales jeopardised due to leases having less than 80 years remaining. I have been given conflicting advice from local Godshill conveyancing solicitors. Could you shed some light as to whether the owner of a flat can start the lease extension formalities for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I inherited a garden flat in Godshill, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Godshill with over 90 years remaining are worth £195,000. The ground rent is £45 invoiced annually. The lease runs out on 21st October 2087
You have 63 years remaining on your lease the likely cost is going to span between £16,200 and £18,600 plus legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.