As someone not used to the Maidenhead conveyancing process what is the number one tip you can give me for the house moving process in Maidenhead
Not many law firms or advisers will tell you this but conveyancing in Maidenhead and elsewhere in England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there is an abundance of opportunity for friction between you and other parties involved in the ownership transfer. E.g., the vendor, estate agent and even potentially your bank. Selecting a law firm for your conveyancing in Maidenhead should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the transaction whose role it is to look after your best interests and to protect you.
Every so often a potential adversary will attempt to convince you that it is in your interests to do things their way. For example, the estate agent may claim to be assisting by suggesting your lawyer is wrong. Or your mortgage broker may advise you to do something that is contrary to your conveyancers guidance. You should always trust your lawyer above all other parties in the home moving process.
When it comes to mortgage companies such as RBS, do Maidenhead conveyancing practitioners face an annual charge to be on the conveyancing panel?
We are unaware of any bank fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
My husband and I have organised the release of further monies on our home loan from Nottingham as we wish to carry out renovations to our home in Maidenhead. Are we obliged to select a high street Maidenhead solicitor on the Nottingham conveyancing panel to deal with the paperwork?
Nottingham do not ordinarily instruct a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham conveyancing panel.
Coventry BS have agreed my home loan in principle, my offer on a apartment in Maidenhead has been agreed to, what happens next?
Your estate agent will need to be informed of your property lawyer's details (ensure that the solicitors are on the bank’s panel). Call up Coventry BS or the broker and finalise any outstanding paperwork. Coventry BS will instruct a valuer who will get in touch with the estate agent or vendor to schedule an appointment. Once conducted (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Coventry BS will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Maidenhead.
I have been advised by a few property agents in Maidenhead to get a quote from a solicitor on your site. What’s the financial upside for Estate Agents to market your lawyers over and above a competitor’s?
We refuse to make any referral fee for pointing buyers and sellers in our direction. We thought it would be too underhand a fee as members of the public would think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
We're novice buyers - agreed a price, yet the selling agent has warned us that the seller will only proceed if we appoint the agent's preferred conveyancers as they need an ‘expedited deal’. Our preferred option is to instruct a local conveyancer used to conveyancing in Maidenhead
We suspect that the owner is unaware of this demand. Should the owner require ‘a quick sale', taking such a hostile approach to a motivated purchaser is is going to put the whole deal at risk. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you wish to move quickly (e)but you are going to use your own,trusted Maidenhead conveyancing solicitors - rather thanthose that will earn their estate agent a referral fee or achieve conveyancing thresholds pre-set by head office.
I have just appointed agents to market my 2 bed flat in Maidenhead. Conveyancing is yet to be initiated, but I have recently had a half-yearly maintenance charge invoice – what should I do?
It best that you discharge the service charge as you normally would given that all rents and service charges will be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I acquired a basement flat in Maidenhead, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Maidenhead with over 90 years remaining are worth £201,000. The ground rent is £45 levied per year. The lease expires on 21st October 2087
With just 65 years unexpired we estimate the premium for your lease extension to range between £13,300 and £15,400 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.
What happens where there is an issue with the searches conducted as part of my conveyancing in Maidenhead?
Ordinarily, most concerns that arise in Maidenhead conveyancing search responses can be addressed ahead of completion or indemnity insurance may be taken. You need to remember that although you may be acquiring the property and might be content to live with the search results, your building society or bank may not, and ultimately they have the word say.