I decided to go with a Rise Park based solicitor for our conveyancing in Rise Park today. Upon checking the Terms and Conditions it is apparent thatI am liable for costs even where the transaction does not complete. Should I ditch them and appoint an internet solicitor practice promising no-sale-no-fee conveyancing in Rise Park?
It is usually ‘give and take’ in that if "No Completion No Fee" is available then the fee levels will tend to be be more expensive to cover those transactions that fail to complete. Do bear in mind that these offerings rarely cover disbursements such your Rise Park conveyancing search charges.
I am selling my apartment in Rise Park. Will the conveyancing practitioner have to be required to be on the TSB conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the TSB conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently in recent years.
There are plenty of conveyancing solicitors in Rise Park but how do I know who I should use?
It would be unwise to be tempted by the lowest Rise Park conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Rise Park?
There are many registered licenced Conveyancers in Rise Park and Solicitor partnerships in Rise Park to choose from We would stress that the two are regulated professionals specialising in the legal aspects of transferring property. The two can handle associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
I recently had an offer accepted on an apartment in Rise Park. My mortgage broker suggested a property lawyer. I paid an upfront payment of £150. Shortly after, the property lawyer called me embarrassingly acknowledging that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
We are intent on selling our home in Rise Park and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the buyers used an online conveyancing firm rather than a conveyancing solicitor in Rise Park. Having lived in Rise Park for three years we know of no issue. Is it a good idea to contact our local Authority to seek confirmation need.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I am looking for a flat up to £235,500 and found one close by in Rise Park I like with open areas and station nearby, the downside is that it only has 52 years on the lease. I can't really find anything else in Rise Park for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a mortgage that many years may be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.
I've recently bought a leasehold flat in Rise Park. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have had difficulty in trying to reach an agreement for a lease extension in Rise Park. Can this matter be resolved via the Leasehold Valuation Tribunal?
You certainly can. We can put you in touch with a Rise Park conveyancing firm who can help.
An example of a Lease Extension decision for a Rise Park premises is Flat b 14 Kemble Road in May 2014. The Tribunal assessed the value of the premium payable for the lease extension to be £9,761 This case related to 1 flat.