Are you able to vouch for a Platform Home Loans Ltd approved Halewood conveyancing conveyancer who can have us moved in within 28 days? Would it be better to use a local Halewood conveyancer or an internet conveyancer?
We can recommend some very good Halewood conveyancing firms. You can also walk up the high street in Halewood. Approach a couple of law practices and request to see a conveyancing solicitor for a costs illustration. Mention your expectations together with the reasons and get a commitment on speed. Appoint the one that genuine.
I am assisting my mother sell her property in Halewood. Will the solicitor commission the energy assessment or should I organise this?
Following the demise of Home Packs, energy performance certificates became a mandatory element of selling a house. An EPC needs to be commissioned in advance of the property being marketed. It is not a task that law firms ordinarily organise. Where you are using a Halewood conveyancing practitioner they may help arrange energy performance certificates due to their relationships with long established local providers
We previously selected solicitors with offices in Halewood on the Yorkshire BS solicitor panel. They are now charging me a separate sum for dealing with the Yorkshire BS mortgage. Is this a supplemental conveyancing fee specified by Yorkshire BS?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your lawyer is entitled to levy a fee for this. This charge is not dictated by Yorkshire BS but by your Halewood conveyancer. Some firms on the Yorkshire BS panel will levy an ‘acting for lender’ fee and others do not.
I have instructed a Halewood conveyancing practitioner having made sure that they are on the Nottingham conveyancing panel. Does my lawyer arrange the survey of the property?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham 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 conveyancer 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 Halewood postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Halewood.
We are downsizing from our home in Halewood and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Halewood lawyer would know this is not the case. For the life of me I don't know why the purchasers are using a nationwide conveyancing practice as opposed to a conveyancing solicitor in Halewood. We have lived in Halewood for many years we know of no issue. Should we contact our local Authority to seek confirmation need.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
Me and my brother purchased a terraced Edwardian house in Halewood. Conveyancing practitioner acted for me and Barclays Direct. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold under the matching property. Is it worth asking Barclays Direct to clarify?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Halewood and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing lawyer who carried out the work.
I am looking for a conveyancing solicitor in Halewood for my purchase. Can I check a firm’s complaints history with the legal regulator?
Anyone may see documented Solicitor Regulator Association (SRA) determinations arising from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator may monitor call for training requirements.
I am looking at a couple of maisonettes in Halewood which have about fifty years remaining on the leases. Do I need to be concerned?
There is no doubt about it. A leasehold flat in Halewood is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it reduces the marketability of the premises. For most purchasers and mortgage companies, leases with less than 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Halewood conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I acquired a 1 bedroom flat in Halewood, conveyancing was carried out June 2004. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Halewood with over 90 years remaining are worth £260,000. The ground rent is £45 charged once a year. The lease comes to an end on 21st October 2101
You have 75 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues 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 based on this information without first getting professional advice.