The lawyer who dealt with my previous purchase has sent a quote for £995 for no completion no fee conveyancing in St Albans. I am looking to sell a Edwardian detached home for £125,000. Are these conveyancing fees excessive? Is it in excess of what I should be paying for conveyancing in St Albans?
The estimate does seem a tad steep. If you shop around you could get the conveyancing a bit cheaper by perhaps £125. That being said, you couldlive to rue opting for an an untested lawyer. Don't forget to ensure that the firm can also act for your lender. You can make use of our search tool to locate a St Albans conveyancing practice on the banks approved list of lawyers which can often include conveyancing solicitors in St Albans.
I am the registered owner of a freehold residence in St Albans but nevertheless pay rent, why is this and what is this?
It is rare for properties in St Albans and has limited impact for conveyancing in St Albans but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
My property lawyer in St Albans is not listed on the Barclays Direct Conveyancing Panel. Is it possible for me to retain my prefered solicitor even though they are not on the Barclays Direct panel?
The limited options available to you here include:
- Carry on with your preferred St Albans lawyers but Barclays Direct will need to retain a solicitor on their panel. This will result in additional total conveyancing charges and cause frustration.
- Choose an alternative lawyer to act in the conveyancing, remembering to check they are Barclays Direct approved.
- Try to convince your Barclays Direct based solicitor to attempt to join the Barclays Direct panel
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a straight forward, no chain conveyancing. St Albans is the location of the property. Can you shed any light on this issue?
Flying freeholds in St Albans are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside St Albans 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 St Albans may ascertain 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 residence.
What are your top tips when it comes to finding a St Albans conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a conveyancer for lease extension works (regardless if they are a St Albans conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with two or three firms including non St Albans conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:
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If they are not ALEP accredited then why not? How many lease extensions have they completed in St Albans in the last year?
I bought a 2 bed flat in St Albans, conveyancing formalities finalised October 2012. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in St Albans with over 90 years remaining are worth £255,000. The ground rent is £45 yearly. The lease terminates on 21st October 2099
With just 73 years left to run the likely cost is going to range between £8,600 and £9,800 plus legals.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.
Is there a difference between surveying and conveyancing in St Albans?
Conveyancing - in St Albans or anywhere in England and Wales - is the process of legally transferring legal title of property from one person to another. It involves the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re intending to buy and will help you discover the condition of the building and, if there are problems, give you leverage for negotiating the buying price down or asking the seller to fix the problems prior to you complete your move.