Our family lawyer has quoted £995 for leasehold conveyancing in Ham. I am hoping to downsize from a modern house for £175,000. Is this expensive? Is it in excess of the norm for conveyancing in Ham?
The charges are a bit high. If you shop around you might reduce the fees marginally by perhaps £125. On the other hand, you couldcome to rue opting for an a cheaper solicitor. Remember to check that the conveyancer can represent your lender. You can use our search tool to select a Ham conveyancing company on the banks member panel which can often include conveyancing solicitors in Ham.
I require conveyancing for an apartment in a fairly new development (6 years built) in Ham. 95% of the appartments have already been sold. Is it strictly necessary to order conveyancing searches for my conveyancing in Ham?
You would be taking a significant risk in failing carrying out Ham conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would seriously advise in the strongest possible terms that your conveyancer conducts them. If timings and cost are primary concerns you should consider with your conveyancer about the option of search insurance
I am purchasing a new build house in Ham benefiting from help to buy. The developers refused to move on the amount so I negotiated 6k of additionals instead. The estate agent told me not inform my lawyer about this extras as it could put at risk my loan with Clydesdale. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what should have been a simple, chain free conveyancing. Ham is where the house is located. Is there any advice you can give?
Flying freeholds in Ham are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ham you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ham may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Should I instruct a Ham conveyancing lawyer in close proximity to the house I am hoping to buy? An old friend can handle the conveyancing but her office is a couple of hundredmiles drive away.
The benefit of a local Ham conveyancing practice is that you can pop in to sign paperwork, deliver your ID and apply pressure on them if necessary. Having local Ham know how is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and on the whole were impressed that must outweigh using an unknown Ham conveyancing solicitor just because they are local.
I own a leasehold flat in Ham. Conveyancing and Clydesdale mortgage are in place. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Ham who acted for me is not around. Any advice?
First make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is in fact the new freeholder. It is not necessary to incur the fees of a Ham conveyancing lawyer to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Ham conveyancing firm to help?
Most definitely. We are happy to put you in touch with a Ham conveyancing firm who can help.
An example of a Lease Extension decision for a Ham flat is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case was in relation to 1 flat.