My previous solicitor has sent a quote for £1400 for leasehold conveyancing in Oxton. I am looking to sell a Victorian property for £125,000. This seems overpriced. Is it in excess of what I should be paying for conveyancing in Oxton?
The estimate does seem marginally steep. If you shop around you might trim some of the expense by as much as £100 plus VAT. That being said, you mightlive to rue choosing an a cheaper lawyer. If is important to ensure that the firm can act for your mortgage company. Do make use of our search tool to find a Oxton conveyancing firm on the banks approved list of lawyers which can often include conveyancing solicitors in Oxton.
I have decided to exercise my right to buy my property in Oxton off the council. I have a mortgage agreed with UBS. 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 UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
Completion of my purchase has taken place for my property in Oxton. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Oxton bank branch on numerous occasions and was advised it wasn't a problem and they will lend. My Oxton conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they will not lend in accordance with their published requirements. Who do I believe?
As long as the property lawyer is on the mortgage company approved list, they must follow the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Should our lawyer be asking questions about flooding as part of the conveyancing in Oxton.
Flooding is a growing risk for solicitors dealing with homes in Oxton. There are those who buy a property in Oxton, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, but there are a various searches that can be undertaken by the buyer or on a buyer’s behalf which will figure out the risks in Oxton. The standard property information forms supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a usual question of the seller to determine whether the premises has historically flooded. If flooding has previously occurred which is not disclosed by the seller, then a buyer could commence a compensation claim as a result of such an misleading answer. A purchaser’s conveyancers will also conduct an enviro search. This will indicate if there is a recorded flood risk. If so, additional inquiries should be made.
I have justbeen informed that Stirling Law have been shut down. They carried out my conveyancing in Oxton for a purchase of a freehold house 10 months ago. How can I establish that the property is in my name in the name of the previous owner?
The easiest method to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Oxton conveyancing specialists.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, chain free conveyancing. Oxton is where the house is located. What do you suggest?
Flying freeholds in Oxton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Oxton you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Oxton may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Is there a reason that Oxton conveyancing fees are more expensive for leasehold and freehold properties?
If purchasing a leasehold property there is more work involved purely due to the fact that usually there are further parties involved in the form of the freeholder and/or Management Agents. As part of a lawyers enquiries they will check that all ground rent and service charges are paid up to date amongst other general leasehold matters. For this reason, the Sellers lawyers usually have to refer to the freeholder or Managing Agent for their replies to our questions. This may be time consuming and beyond the lawyers control