After scouring mumsnet.com for a cheap solicitor in Leven, many post that I should use a CQS kitemarked solicitor. What is CQS?
The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with prudent and efficient conveyancing procedures through the scheme protocol It includes numerous organisations who execute conveyancing in Leven.
My uncle pointed out to me me that in buying a property in Leven there could be various restrictions as to what one can do in terms of external changes to a property. Is this right?
There are a number of properties in Leven which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Leven should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can I be sure that the Leven conveyancing solicitor on the Virgin Money panel is any good?
When it comes to conveyancing in Leven seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor carrying out your conveyancing.
After shopping around on the internet I have found a Leven lawyer having checked that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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 property lawyer 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 Leven postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Leven.
Me and my brother own a renovated Edwardian house in Leven. Conveyancing solicitor represented me and Halifax. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??
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 Leven 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 question the situation with your conveyancing lawyer who conducted the conveyancing.
I was recommended by a couple of local estate agents in Leven to find a property lawyer on your site. What’s the financial upside for Estate Agents to recommend your lawyers rather than another?
We refuse to offer any referral fee for sending work in our direction. We found it would be just too difficult to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
My father has suggested that I instruct his conveyancers in Leven. Do I take his recommendation?
No doubt it’s preferable to find a conveyancing solicitor is to seek feedback from friends or family who have experience in using the solicitor that you are are thinking of instructing.
Completion is due on the disposal of our £175,000 garden flat in Leven next Tuesday. The managing agents has quoted £300 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is the landlord entitled to charge such fees for a flat conveyance in Leven?
Leven conveyancing on leasehold apartments more often than not requires the buyer’s conveyancer submitting enquiries for the landlord to answer. Although the landlord is not legally bound to address these enquiries most will be willing to do so. They may charge a reasonable charge for responding to enquiries or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is over three hundred pounds, in some situations it exceeds £800. The administration charge levied by the landlord must be sent together with a summary of entitlements and obligations in relation to administration fees, without which the charge is technically not due. Reality however dictates that one has little choice but to pay whatever is requested of you should you wish to complete the sale of your home.
Leasehold Conveyancing in Leven - Examples of Questions you should consider before buying
Are there any major works anticipated that will increase the service fees? You should be aware if it is less than 80 years it will have adverse implications on the marketability of the apartment. Check with your bank that they are content with the length of the lease. Leases with fewer than 80 years remaining means that you will most likely have to extend the lease at some point and it is worth discovering what this would cost. For most Levenlease extensions you will be required to have owned the premises for 24 months before you are legally able to extend the lease. You will want to find out as much as possible regarding the managing agents as they will impact your use and enjoyment of the property. As the owner of a leasehold property you are often in the clutches of the managing agents from a financial perspective and when it comes to every day matters such as the tidiness of the common parts. You should not be afraid to ask other tenants what they think of them. In conclusion, investigate as to the dates that you are obliged pay the service charge to the managing agents and precisely what you get for your money.