The lawyer who helped my last purchase has sent a quote for £1400 for leasehold conveyancing in St Neots. I am looking to sell a modern house for £125,000. Is this too much? Is it above the norm for conveyancing in St Neots?
The costs illustration is slightly on the expensive side. Where you are happy to expend time comparing prices you might reduce the fees slightly by perhaps £100 plus VAT. That being said, you mightcome to rue opting for an an untested solicitor. Don't forget to check the conveyancer can act for your bank. You can make use of our comparison tool to select a St Neots conveyancing company on the banks conveyancing panel which can often include conveyancing solicitors in St Neots.
I have given 8 weeks notice to my existing landlord and must leave my rented apartment in St Neots by the end of next month. Conveyancing on my purchase is progressing. How realistic is it to complete in three weeks as don't want to have to find temporary accommodation?
Generally one should not provide notice on a rental unless you have exchanged. If you have not already done so, contact to your conveyancer and ask them to they apply pressure on the owners lawyers, try to get a realistic time scale from them that everyone will work to achieve
When it comes to mortgage companies such as HSBC, do St Neots lawyers have to pay a fee to be on the list of approved solicitors?
We are not aware of any bank fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
My fiancee and I are at the point of looking at flats in St Neots and I am now considering a potential offer. Is it best to have a property lawyer on ‘stand by’? I will be getting a home loan with Clydesdale.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are taking out a mortgage with Clydesdale, ask your prospective lawyers if they are on the Clydesdale conveyancing panel otherwise they can't do the mortgage legal work.
I am selling my apartment. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Clydesdale are being difficult. The St Neots solicitor who is on the Clydesdale conveyancing panel is recommending indemnity insurance as a solution but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am buying a new build flat in St Neots. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in St Neots
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a simple, no chain conveyancing. St Neots is the location of the property. What do you suggest?
Flying freeholds in St Neots are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside St Neots you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Neots may decide 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.
Can you provide any top tips for leasehold conveyancing in St Neots with the aim of expediting the sale process?
- Much of the delay in leasehold conveyancing in St Neots can be reduced where you appoint lawyers as soon as you market your property and ask them to put together the leasehold information which will be required by the buyers’ lawyers. If you are supposed to have a share in the Management Company, you should ensure that you have the original share document. Organising a replacement share certificate is often a lengthy formality and slows down many a St Neots home move. Where a duplicate share is necessary, you should approach the company director and secretary or managing agents (if applicable) for this sooner rather than later. A minority of St Neots leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should notify your estate agents to make sure that the purchasers obtain bank and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors. If you have carried out any alterations to the property would they have required Landlord’s approval? Have you, for example installed wooden flooring? St Neots leases often stipulate that internal structural changes or laying down wooden flooring necessitate a licence issued by the Landlord approving such alterations. Where you dont have the consents to hand you should not communicate with the landlord without checking with your lawyer in advance. You believe that you know the number of years remaining on your lease but it would be wise to verify this by asking your conveyancers. A purchaser's conveyancer will not be happy to advise their client to proceed with the purchase of a leasehold property the lease term is under 75 years. It is therefore essential at an early stage that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale.
St Neots Leasehold Conveyancing - Sample of Questions you should ask before Purchasing
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How much is the ground rent and service charge? Please note that where the lease has less than 80 years it will affect the salability of the apartment. It is worth checking with your mortgage company that they are happy with the length of the lease. A short lease means that you will probably require a lease extension at some point and it is worth finding out how much this would cost. Remember, in most cases you would need to own the residence for two years in order to be entitled to extend the lease.