We selected a St Margarets based lawyer for my conveyancing in St Margarets yesterday. Upon checking the terms of engagement I noteI am responsible for fees even if the movedoes not happen. Would I be best advised to use a web based conveyancing brokerage promoting no-sale-no-fee conveyancing in St Margarets?
It is usually ‘give and take’ in that if "No Completion No Fee" is offered then the fee levels will tend to be be more expensive to neutralise the transactions that fail to complete. Also remember that such schemes generally do not cover expenditure for example St Margarets conveyancing search charges.
We are buying a apartment in St Margarets. I might seem paranoid but how we can trust a lawyer? On completion day we will need to put our life savings into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We are aiming to move property in October. Should my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you suggest a removal company in St Margarets. Conveyancing firm was organised before I stumbled across your site.
On the day of completion you can collect the house keys from the estate agent however this can only occur once the previous owners solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be passed over. Subsequently you can advise the removal men that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can help you locate a conveyancing in St Margarets or a legal practice that specialises in conveyancing in St Margarets.
We previously instructed solicitors locally in St Margarets on the Nottingham solicitor approved list. They are now charging me a further sum for dealing with the Nottingham mortgage. Is this a supplemental conveyancing fee specified by Nottingham?
Provided it is contained in their Terms of Engagement or estimate then yes your solicitor may charge a fee for this. This charge is not set by Nottingham but by your St Margarets conveyancer. Plenty of firms on the Nottingham panel will quote an ‘acting for lender’ fee but many practices incorporate it on their overall fee.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The lawyers who handled the conveyancing in St Margarets 10 years ago are no longer around. Will I be able to sell the house?
You no longer need to hold title official documentation to prove you own the land or property, as the Land Registry have everything they need in a digital format.
I'm buying my first flat in St Margarets with the aid of help to buy. The developers refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The property agent told me not inform my conveyancer about the extras as it could affect my loan with Leeds Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I have been advised by a few property agents in St Margarets to choose a property lawyer on your site. Is there a financial advantage for Estate Agents to offer your site over a competitor’s?
We refuse to offer any financial incentive for sending work in our direction. We found it would be just too difficult to pay a commission as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I am a negotiator for a reputable estate agent office in St Margarets where we see a number of flat sales jeopardised due to leases having less than 80 years remaining. I have received inconsistent advice from local St Margarets conveyancing firms. Please can you confirm whether the owner of a flat can start the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Following months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in St Margarets. Can we issue an application to the Residential Property Tribunal Service?
Where there is a missing landlord or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to determine the amount due.
An example of a Lease Extension case for a St Margarets property is Ground Floor Flat 91 Bath Road in May 2009. in a case where the freeholder could not be traced, the Brentford County Court ordered that the Lease be surrendered in return for the grant of a new lease of the Premises at a premium determined by the Leasehold Valuation Tribunal. The tribunal concluded that the price payable by the Applicant for the new lease of the premises be £15,900 This case affected 1 flat. The unexpired term as at the valuation date was 60.45 years.