We opted for a high street solicitor for our conveyancing in Maidenhead last week. Reviewing the Ts and Cs I seeI am responsible for charges even if the dealfalls through. Would I be best advised to choose a web based lawyer promoting no move no charge conveyancing in Maidenhead?
It is usually ‘give and take’ in that if "No Sale No Fee" is available then the fee levels will tend to be be higher to counteract those cases that fail to complete. Also remember that these arrangements generally do not cover outlay for example Maidenhead conveyancing search expenses.
There is lots of information on this site concerning conveyancing in Maidenhead but can you isolate your top tip for choosing the right conveyancer in Maidenhead
Do not opt for the cheapest Maidenhead conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Forgive me if this question is silly but I am wet behind the ears as a 1st time buyer of a ground floor flat in Maidenhead. Do I receive the keys to the house on completion from my solicitor? If so, I will instruct a High Street conveyancing solicitor in Maidenhead?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the seller's solicitors, and once they have received this, you should be called to collect the keys from the selling Agents and start moving into the property. Usually this occurs between 1 and 3pm.
I am aiming to move property in March. Should my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you recommend a removal company in Maidenhead. Conveyancing firm was chosen before I stumbled across your site.
On the day of completion you will need to pick up the house keys from your selling agent however this can only be done once the sellers conveyancers advise the agent that they have the completion monies and the keys can be handed over. Subsequently you can inform the removal company that you are ready to move in. We do not suggest a specific removal company but can assist you in finding a residential property solicitor in Maidenhead or a firm with expertise in conveyancing in Maidenhead.
I have been told that property searches are the number one cause of delay in Maidenhead house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays during the legal transfer of property. Searches are not likely to be the root cause of delay in conveyancing in Maidenhead.
I purchased a 4 bedroom Georgian house in Maidenhead. Conveyancing lawyer acted for me and Coventry Building Society. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the exact same property. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Maidenhead and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing solicitor who conducted the conveyancing.
I have been on the look out for a leasehold apartment up to £305k and found one near me in Maidenhead I like with amenity areas and station in the vicinity, the downside is that it's only got 49 remaining years left on the lease. There is not much else in Maidenhead for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a home loan the shortness of the lease will be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.
I am a negotiator for a reputable estate agency in Maidenhead where we see a few leasehold sales jeopardised due to short leases. I have been given conflicting advice from local Maidenhead conveyancing firms. Please can you clarify whether the vendor of a flat can start the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I bought a leasehold flat in Maidenhead, conveyancing formalities finalised 5 years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Maidenhead with an extended lease are worth £206,000. The ground rent is £45 invoiced annually. The lease terminates on 21st October 2093
With just 67 years remaining on your lease we estimate the price of your lease extension to be between £10,500 and £12,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.