My partner’s brother is a property lawyer. I am hopeful that I'll be able to get friends and family rates for conveyancing, However if that does not come materialise, what level of costs would I typically be looking at for conveyancing in Richmond?
You should compare pricing. Make use of our comparison tool on this site. You will notice that charges may contrast greatly but service levels do differ between property lawyers as is true with the vast majority of professional services.
We hope to to buy with Earl Shilton BS. I called into a couple of high street practices but am unable to find a Richmond conveyancing firm on the Earl Shilton BS approved list. Can you help?
Please do take advantage of the search tool on this web page. Pick the mortgage company and type Richmond or your location and you will be presented with a number of lawyer based in Richmond or near you.
We are getting a further advance on our home loan from UBS as we want to carry out a loft conversion to our house in Richmond. Do we need to select a local Richmond solicitor on the UBS conveyancing panel to handle the paperwork?
UBS would not normally instruct firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS list.
The mortgage over my property is with TSB for my property in Richmond. Conveyancing has been completed 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform TSB?
Your original mortgage agreement with TSB will provide that you need their approval in advance of renting your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. You need not do this via a TSB conveyancing panel solicitor.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Richmond solicitor - who is on the Coventry BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Richmond postcode. As you are getting a mortgage with Coventry BS, you could contact them to see if they have a list of approved surveyors in Richmond.
Just had an offer accepted on a new build apartment in Richmond. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Richmond
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.
How does the Landlord & Tenant Act 1954 impact my business premises in Richmond and how can your lawyers assist?
The particular law that you refer to gives a safeguard to business tenants, granting the legal entitlement to make a request to court for a new lease and continue in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Richmond is one of the numerous locations in which the firms we work with have offices
I wish to let out my leasehold apartment in Richmond. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
A lease dictates the relationship between the landlord and you the flat owner; in particular, it will set out if subletting is banned, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Richmond do not prevent subletting altogether – such a provision would adversely affect the market value the flat. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.
I own a 1st floor flat in Richmond, conveyancing formalities finalised in 2011. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Richmond with over 90 years remaining are worth £216,000. The ground rent is £50 per annum. The lease ends on 21st October 2092
With 68 years remaining on your lease we estimate the price of your lease extension to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.