Just been in touch with my conveyancing lawyer in Sandringham who conducted the legals 18 months ago asking for a conveyancing quote based on an identical type of home move (a leasehold residence and a freehold property) of almost identical values with a home loan from HSBC Bank. I am now being quoted double. Stick with what I know or do I seek out an alternative conveyancer?
The estimate does seem a little on the high side. If you are content to spend time scrutinising charges you may be able to reduce the fees marginally by perhaps £125. That being said, providing that you were happy with the assistance the firm gave you mightcome to rue choosing an an untested solicitor. Remember to ensure that the solicitor can act for HSBC Bank. You can make use of our search tool to get a quote a Sandringham conveyancing firm on the HSBC Bank conveyancing panel, which can often include conveyancing solicitors in Sandringham.
I am about to complete on the purchase of a house in Sandringham but as a result of wreckage from some water damage at the property I have was able negotiate reparation from the current proprietors of £2k in the form of a adjustment in the price. This was going to be dealt with as part of amending the contract however RBS are not allowing this. Should they have been informed?
The lawyer being on a RBS approved list is required to advise RBS of any variations to the purchase price. If you prohibit your conveyancer to disclose the reduction to RBS then they would have to discontinue acting for you. In addition, RBS and you would have to appoint a new property lawyer for your conveyancing in Sandringham.
What does my ID and proof of funds have anything to do with my conveyancing in Sandringham? Why is this being asked of me?
It is indeed that case that the requirement set out by your lawyer has nothing to do with conveyancing in Sandringham. However these days you will not be able to complete any conveyancing deal if you have not handing over proof of your identity. Ordinarily this takes the form of a either your passport or driving licence as well as a bank statement. Remember if you are providing your driving licence as proof of identification it needs to be both the paper element and photo card part, one is not acceptable without the other.
Verification of your origin of funds is mandated in accordance with the Money Laundering Regulations. Don’t be offended when you are asked to produce this as your conveyancer will need to retain this information on record. Your Sandringham conveyancing solicitor will need to see evidence of proof of funds prior to accepting any monies from you into their client account and they should also ask additional queries regarding the origin of monies.
Am I right to be suspicious by third parties that I am dealing with are encouraging me to use an online conveyancing firm as opposed to a High Street Sandringham conveyancing practice?
As is the case with lots of professional services, often input from family and friends can be extremely useful or valuable. Yet there are lots of people with a keen interest in a conveyancing matter; estate agents, mortgage brokers and lenders might all put forward solicitors to select. On occasion these conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there may be a financial incentive behind the recommendation. You have the right to select your preferred lawyer. You need to be aware that many mortgage providers operate an approved list of law firms you must use for the lender aspect of your conveyancing.
My husband and I are new on the property ladder - agreed a price, yet the agent informed us that the vendor will only issue a contract if we appoint the agent's preferred conveyancers as they are insisting on a ‘quick sale’. We would rather use a family conveyancer accustomed to conveyancing in Sandringham
It is improbable the vendors are driving this. Should the vendor want ‘a quick sale', taking such a hostile approach to a genuine purchaser is going to damage their objectives. Contact the sellers directly and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you are going to use your preferred Sandringham conveyancing firm - not the ones that will provide the estate agent a referral fee or achieve conveyancing targets demanded by senior management.
I own a leasehold flat in Sandringham. Conveyancing and Leeds Building Society mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Sandringham who acted for me is not around. What should I do?
The first thing you should do is make enquiries of the Land Registry to make sure that this person is in fact the new freeholder. It is not necessary to instruct a Sandringham conveyancing firm to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I own a leasehold flat in Sandringham, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Comparable flats in Sandringham with over 90 years remaining are worth £191,000. The average or mid-range amount of ground rent is £55 yearly. The lease terminates on 21st October 2078
You have 53 years unexpired the likely cost is going to range between £27,600 and £31,800 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of 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 considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.