Would the conveyancing solicitors identified through your search tool handle auction conveyancing in Hungerford?
We know of a few niche lawyers we can put you in touch with those conducting auction conveyancing. Hungerford is one of the many locations where our lawyers have a presence.
Is it the case that all Hungerford CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing list of approved solicitors?
It is true that some banks and building societies now utilise CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
The mortgage over my property is with Kent Reliance for my property in Hungerford. Conveyancing was finalised some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Kent Reliance?
You must advise Kent Reliance before letting out your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance will permit you to let 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 Kent Reliance directly. It should not be necessary to do this via a Kent Reliance conveyancing panel lawyer.
I recently had an offer agreed on a house in Hungerford. My mortgage broker pressured me to appoint their lawyer. I paid an advanced payment of £225. Shortly after, the solicitor contacted me embarrassingly acknowledging that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Will our lawyer be asking questions regarding flooding as part of the conveyancing in Hungerford.
Flooding is a growing risk for lawyers dealing with homes in Hungerford. Some people will purchase a house in Hungerford, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Solicitors are not best placed to impart advice on flood risk, but there are a various searches that may be initiated by the purchaser or by their lawyers which will give them a better understanding of the risks in Hungerford. The standard property information forms given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the vendor to find out whether the premises has ever been flooded. If the premises has been flooded in past and is not notified by the vendor, then a purchaser may bring a legal claim for losses as a result of such an inaccurate reply. The purchaser’s conveyancers will also carry out an enviro report. This should reveal whether there is any known flood risk. If so, more detailed investigations should be conducted.
Me and my brother purchased a renovated Victorian property in Hungerford. Conveyancing practitioner acted for me and Lloyds TSB Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to assess 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 Hungerford and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing practitioner who carried out the work.
In sourcing the internet for the phrase conveyancing in Hungerford it brings up many property lawyerslocally. With so much choice what is the best way to find the suitable property lawyer for my move?
The best way of finding a suitable conveyancer is through a trusted recommendation, so enquire of friends and those you trust who have bought a property in Hungerford or a respected estate agent or financial adviser. Charges for conveyancing in Hungerford differ, so it's a good idea to secure at least four costs illustrations from varying types of conveyancers. Be sure to obtain confirmation that the fees are fixed.
I only have Fifty years left on my flat in Hungerford. I now wish to extend my lease but my landlord is can not be found. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to prove that you have used your best endeavours to track down the landlord. For most situations a specialist would be useful to try and locate and to produce an expert document which can be used as evidence that the landlord is indeed missing. It is wise to seek advice from a solicitor both on proving the landlord’s disappearance and the vesting order request to the County Court overseeing Hungerford.
I acquired a ground floor flat in Hungerford, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar flats in Hungerford with over 90 years remaining are worth £191,000. The average or mid-range amount of ground rent is £55 yearly. The lease ends on 21st October 2075
You have 53 years remaining on your lease we estimate the premium for your lease extension to be between £27,600 and £31,800 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.