I went with a local firm for my conveyancing in Groby last week. Upon checking the official terms of business I seeI am liable for fees even if our purchase doesn't happen. Should I go with them or choose an internet conveyancing brokerage advertising no completion no charge conveyancing in Groby?
Generally there is a concession along the lines that if "No Completion No Fee" is available then the conveyancing charges will tend to be be uplifted to offset those cases that abort. You should be mindful that such schemes rarely protect you from expenses e.g. Groby conveyancing search expenses.
We previously appointed conveyancers locally in Groby on the UBS solicitor approved list. They are now charging me an additional charge for dealing with the UBS mortgage. Is this an additional conveyancing fee specified by UBS?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your solicitor may levy a fee for this. This charge is not dictated by UBS but by your Groby lawyer. Some firms on the UBS panel will charge an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.
The mortgage over my property is with Yorkshire BS for my property in Groby. Conveyancing has been completed months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Yorkshire BS?
Yorkshire BS must be informed of your intention prior to renting your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. It should not be necessary to do this via a Yorkshire BS conveyancing panel firm.
HSBC have agreed my home loan in principle, my bid on a apartment in Groby has been agreed to, now what?
The estate agent will wish to be advised as to your conveyancer's details (ensure that the conveyancers are on the lender’s approved list). Telephone HSBC or your financial adviser and complete any appropriate paperwork. HSBC will sellect a valuer who will get in touch with the estate agent or owners to book an appointment. Once conducted (assuming no problems) it takes about a week to get a mortgage offer. HSBC will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Groby.
The deeds to our house are lost. The conveyancers who handled the conveyancing in Groby 5 years ago no longer exist. What do I do?
These day there are duplicates made of almost everything, and your conveyancer will know precisely where to locate all the relevant paperwork so you can purchase or sell your property without any difficulty. If duplicates are not available, your solicitor can put in place insurance or indemnities protecting you against future claims on your property.
Over the last few months I have been searching for a flat up to £195,000 and found one close by in Groby I like with open areas and station nearby, however it only has 49 years unexpired on the lease. I can't really find anything else in Groby suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a home loan the shortness of the lease will likely be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.
My company is intending to take an assignment of a lease of an office on a shopping parade. Can you recommend solicitors offering competitive costs for non-domestic conveyancing in Groby for below 2k?
We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Groby, including the sale and purchase of businesses as well as simply property. If you are looking to purchase or dispose of a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right solicitor. As for the fees these will vary based on the structure and complexity of the proposed transaction. Please provide us with your contact information or call us so that we may supply you with a fixed commercial conveyancing calculation.
I would like to rent out my leasehold flat in Groby. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?
The lease governs relations between the landlord and you the leaseholder; in particular, it will indicate if subletting is prohibited, or permitted but only subject to certain conditions. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Groby do not prevent strict prohibition on subletting – such a provision would adversely affect the market value the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.
I am the registered owner of a 1st floor flat in Groby, conveyancing having been completed May 1997. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Groby with over 90 years remaining are worth £179,000. The ground rent is £65 levied per year. The lease terminates on 21st October 2083
With just 58 years unexpired we estimate the price of your lease extension to range between £25,700 and £29,600 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.