We hired a Margate based solicitor for our conveyancing in Margate yesterday. Going through the Terms I seewe are responsible for fees even if the movedoes not happen. Should I go with them or choose an on-line conveyancing company who offer no completion no charge conveyancing in Margate?
It is usually a trade off in that if "No Completion No Fee" is available then the conveyancing charges will tend to be be higher to counteract those conveyances that fail to complete. Also remember that such deals generally do not cover outlay such as Margate conveyancing search charges.
I am assisting my niece sell her flat in Margate. Does the conveyancer arrange an energy performance certificate or it is for me to see to?
After the abolition of HIPs, energy assessments remained a mandatory part of selling a house. An energy assessment needs to be to hand prior to the property being advertised. This is not a task that solicitors normally organise. If you are using a Margate conveyancing solicitor they may be willing to arrange energy performance certificates due to their relationships with long established Margate energy assessors
Is it correct that all Margate CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing list of approved practices?
A selection of lenders now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
I have decided to exercise my right to buy my property in Margate off the council. I have a mortgage agreed with RBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
three months have elapsed following my purchase conveyancing in Margate completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Margate differ for newly converted properties?
Most buyers of new build residence in Margate contact us having been asked by the developer to exchange contracts and commit to the purchase even before the property is ready to move into. This is because new home sellers in Margate typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Margate or who has acted in the same development.
Having checked my lease I have discovered that there are only 62 years remaining on my lease in Margate. I need to get lease extension but my freeholder is can not be found. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to prove that you or your lawyers have used your best endeavours to find the lessor. On the whole a specialist would be useful to try and locate and prepare a report which can be used as proof that the freeholder can not be located. It is wise to seek advice from a conveyancer both on devolving into the landlord’s absence and the vesting order request to the County Court covering Margate.
I inherited a 2 bed flat in Margate, conveyancing having been completed in 1998. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Margate with over 90 years remaining are worth £175,000. The average or mid-range amount of ground rent is £65 levied per year. The lease comes to an end on 21st October 2081
With 58 years unexpired we estimate the premium for your lease extension to range between £23,800 and £27,400 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.
How easy is it to change a solicitor as I need to find a Margate based one who is on the bank conveyancing panel. Is it advisable to appoint a new law firm?
In the event that you have not formally instructed a solicitor to start work and at this stage simply received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Margate that you're considering.