Me and my wife are buying residence in St Nicholas. My property lawyer is not listed on the bank approved list. Is it possible for me to appoint my St Nicholas conveyancing solicitor even though they are excluded from the mortgage company panel of approved conveyancing solicitors?
One will need to use a property lawyer to deal with the legal work required if you need a mortgage to buy your home. They will conduct all the appropriate due diligence on the property, ensuring that you will be properly registered as the owner and ensure that all the necessary mortgage documentation is in order. One could select a St Nicholas solicitor of your choice. Nevertheless, where the conveyancing practitioner selected is not on the mortgage company approved list additional costs will arise as separate legal representation will be need by the mortgage company. Conveyancing panel applications can be submitted, so if your lawyer has not in the past applied for membership they should take the chance to apply.
Having sold my house in St Nicholas last September but the buyer keeps calling daily to say her solicitor needs to hear from myconveyancer. What should my lawyer have done now that I have sold?
Following your sale your lawyer should forward the transfer deeds and all additional paperwork to the purchaser's conveyancer. Where appropriate, your conveyancer should also confirm that the legal charge in favour of the lender has been redeemed to the buyers solicitors. There are no post completion steps peculiar conveyancing in St Nicholas.
I have been told that property searches are the primary reason for stalling in St Nicholas conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances during the legal transfer of property. Searches are unlikely to feature in any holding up conveyancing in St Nicholas.
Are there restrictive covenants that are commonly identified during conveyancing in St Nicholas?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in St Nicholas. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
We're new on the property ladder - had an offer accepted, but the property agent advised that the owners will only issue a contract if we instruct the agent's recommended conveyancers as they want a ‘quick sale’. We would rather use a family solicitor used to conveyancing in St Nicholas
We suspect that the owner is unaware of this request. If they desire ‘a quick sale', alienating 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 have nothing to sell (d) you wish to move quickly (e)however you will continue to instruct your preferred St Nicholas conveyancing lawyers - not the ones that will earn the negotiator at the agency a kickback or hit his conveyancing thresholds pre-set by HQ.
What are your top tips when it comes to finding a St Nicholas conveyancing firm to carry out our lease extension conveyancing?
When appointing a conveyancer for your lease extension (regardless if they are a St Nicholas conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We recommend that you talk with two or three firms including non St Nicholas conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be of use:
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What are the legal fees for lease extension conveyancing?
I bought a 1 bedroom flat in St Nicholas, conveyancing was carried out 4 years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in St Nicholas with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease expires on 21st October 2087
With 62 years remaining on your lease we estimate the price of your lease extension to range between £17,100 and £19,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.