The loan offer from Nationwide for the refinancing of my 3 room maisonette is expected within the next few days. Can you propose a low cost conveyancing practitioner in Hale Barns?
You are on the wrong site if you are in need of cut-price fees for conveyancing solicitors in Hale Barns. We can offer you cost effective conveyancing but we do not aim to advertise as being the cheapest. Do not be fooled by organisations offering the bait of £99 conveyancing in Hale Barns. Optimistically, in choosing a lawyer for low cost conveyancing, you will earn what you pay for and at worst it will result in you invoiced for extras and still not get the service expected.
I am the registered owner of a freehold property in Hale Barns but still pay rent, why is this and what is this?
It’s unusual for properties in Hale Barns and has limited impact for conveyancing in Hale Barns 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 have existed for many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
The Hale Barns conveyancing lawyers that I recently instructed on my purchase in Hale Barns have suddenly closed. I only went with them because I had to have a lawyer on the Leeds Building Society conveyancing panel and my previous Hale Barns lawyer was not. I paid them £170 on account. What should be my next steps?
If you have an estate agent involved then let them know immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Leeds Building Society conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
We previously instructed solicitors based in Hale Barns on the Virgin Money solicitor panel. They are now charging me an additional charge for dealing with the Virgin Money mortgage. Is this an additional conveyancing fee set by Virgin Money?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your conveyancing practitioner may levy a fee for this. This fee is not dictated by Virgin Money but by your Hale Barns conveyancing practitioner. Numerous firms on the Virgin Money panel will quote an ‘acting for lender’ fee and others do not.
My wife and I have organised a further advance on our home loan from Leeds Building Society as we intend to carry out renovations to our house in Hale Barns. Do we need to select a local Hale Barns solicitor on the Leeds Building Society conveyancing panel to handle the legals?
Leeds Building Society do not ordinarily appoint firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society list.
I am currently in the process of buying my council flat in Hale Barns. I have a mortgage agreed with Virgin Money. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
Should my solicitor be raising enquiries concerning flooding during the conveyancing in Hale Barns.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Hale Barns. Plenty of people will acquire a property in Hale Barns, fully aware that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Conveyancers are not best placed to impart advice on flood risk, but there are a numerous checks that can be initiated by the purchaser or on a buyer’s behalf which can figure out the risks in Hale Barns. The conventional set of information supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the owner to find out if the property has ever been flooded. If flooding has previously occurred and is not notified by the vendor, then a purchaser could commence a compensation claim as a result of such an misleading reply. A buyer’s solicitors will also carry out an enviro report. This will higlight if there is any known flood risk. If so, additional investigations will need to be carried out.
Estate agents have just been given the go-ahead to market my ground floor flat in Hale Barns. Conveyancing lawyers have not yet been instructed, but I have recently received a half-yearly service charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is discharge the invoice as normal as all ground rent and service invoices will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I purchased a 2 bed flat in Hale Barns, conveyancing having been completed August 2000. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Hale Barns with over 90 years remaining are worth £216,000. The ground rent is £50 per annum. The lease expires on 21st October 2092
With only 69 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.