As a first time buyer what is the most important advice you can give me about purchase conveyancing in St Leonards On Sea?
You may not hear this from too many lawyers but conveyancing in St Leonards On Sea and elsewhere in East Sussex is often a confrontational process. Put another way, when it comes to conveyancing there is an abundance of room for confrontation between you and others involved in the home moving process. For instance, the seller, property agent and sometimes a lender. Appointing a law firm for your conveyancing in St Leonards On Sea an important selection as your conveyancer is your adviser, and is the ONLY party in the process whose interest is to protect your best interests and to protect you.
Every so often a third party with a vested interest will attempt to convince you that it is in your interests to do things their way. For example, the estate agent may claim to be helping by claiming that your lawyer is dragging his heels. Or your financial adviser may try to convince you to do take action that is contrary to your lawyers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
I have been on the look out for a flat up to £195,000 and found one near me in St Leonards On Sea I like with open areas and transport links in the vicinity, the downside is that it's only got 51 years unexpired on the lease. I can't really find anything else in St Leonards On Sea in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you require a home loan the shortness of the lease will likely be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
I have been advised by two or three local property agents in St Leonards On Sea to get a quote from a conveyancer using your seach tool. Is there a financial inducement for Estate Agents to offer your services over a competitor’s?
We refuse to make any financial incentive for sending work in our direction. We found it would be just too difficult to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
As co-executor for the estate of my grandmother I am selling a property in Neath but I am based in St Leonards On Sea. My lawyer (who is 260 kilometers from merequires that I sign a stat dec before completion. Can you recommend a conveyancing lawyer in St Leonards On Sea who can witness and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are St Leonards On Sea based
Last April I purchased a leasehold property in St Leonards On Sea. Am I liable to pay service charges for periods before my ownership?
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. It is an essential part of leasehold conveyancing for your conveyancer to ensure 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 am the registered owner of a basement flat in St Leonards On Sea, conveyancing was carried out 9 years ago. How much will my lease extension cost? Comparable properties in St Leonards On Sea with a long lease are worth £195,000. The ground rent is £45 invoiced every year. The lease terminates on 21st October 2083
With only 63 years remaining on your lease we estimate the premium for your lease extension to be between £16,200 and £18,600 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.
I have just placed an offer on an apartment in St Leonards On Sea and the broker that we are dealing with recommended his property lawyer. She quoted a thousand pounds plus VAT and disbursements. Does this sound like a good deal?
Don't just go on one estimate. You should seek like-for-like quotes for your conveyancing in St Leonards On Sea. Then choose one that you are comfortable with and just as important, is on the approved list of the mortgage company that you are sourcing your mortgage from.