Just been in touch with my conveyancing solicitor in Maldon who acted for me 18 months ago asking for a conveyancing quote based on an identical type of house move (a leasehold premises and a freehold property) of similar values with a loan from Clydesdale. I am now being charged double. Am I right to be tempted to shop around for an alternative conveyancer?
The quote is slightly on the steep side. Where you are prepared to spend time scrutinising quotes you could decrease the fees slightly by perhaps a hundred pounds. On the other hand, assuming were satisfied with the assistance the firm provided you maycome to rue opting for an an untested solicitor. If is important to enquire that the firm can also act for Clydesdale. Do employ our search tool to locate a Maldon conveyancing firm on the Clydesdale conveyancing panel, which can often include conveyancing solicitors in Maldon.
Our Maldon solicitor has identified a difference between the assumptions in the valuation survey and what is revealed within the title deeds. My lawyer has advised that he must ensure that the bank is happy with this discrepancy and is content to go ahead. Is my conveyancer’s course or action correct?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
We are looking to buy a house and need a conveyancing solicitor in Maldon who is on the Nottingham solicitor panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nottingham . We don't recommend any particular firms conducting conveyancing in Maldon.
Do the Building Society Association intend to launch a searchable register to list practices on the Loughborough BS conveyancing panel for example in Maldon?
We would not expect to be advised of any intention on the part of the BSA to promote such a register.
Have just purchased a repossessed house at auction in Maldon. Conveyancing is needed. What is next?
Given that you have now exchanged you now have to choose a conveyancing solicitor quickly as you are facing a fast approaching a fixed date to complete the deal. Every auction property will have a corresponding legal pack. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the conveyancing papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You should give this to your appointed conveyancing solicitor as soon as possible. Do make sure that you have funds organised to complete the transaction on the set completion date.
We previously instructed conveyancing lawyers with offices in Maldon on the Leeds Building Society solicitor panel. They are now charging me an additional sum for handling the Leeds Building Society mortgage. Is this an additional conveyancing fee specified by Leeds Building Society?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your solicitor may levy a fee for this. The charge is not set by Leeds Building Society but by your Maldon conveyancer. Some firms on the Leeds Building Society panel will quote an ‘acting for lender’ fee and others do not.
I am selling my house. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being pedantic. The Maldon solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I work for a reputable estate agency in Maldon where we have witnessed a number of flat sales jeopardised as a result of short leases. I have been given contradictory information from local Maldon conveyancing solicitors. Please can you clarify whether the owner of a flat can initiate the lease extension formalities 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 commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
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 buyer.
I own a ground floor flat in Maldon, conveyancing was carried out February 1995. 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? Comparable properties in Maldon with an extended lease are worth £211,000. The ground rent is £45 charged once a year. The lease finishes on 21st October 2091
With only 67 years unexpired the likely cost is going to span between £10,500 and £12,000 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. 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 move forward placing reliance on this information without first seeking the advice of a professional.