Me and my fiance are purchasing a flat in Swaffham. My property lawyer has never been on on the bank conveyancing list. Can I still appoint my Swaffham conveyancing solicitor notwithstanding that they are not on the bank approved list?
Your options include
- Complete the purchase with your preferred Swaffham solicitor but your lender will no doubt retain a conveyancing practitioner from their approved list. The net result is additional cost together with likely delay.
- Appoint a fresh conveyancing practitioner to conduct the conveyancing, obviously checking they are on the bank conveyancing panel.
- Convince your property lawyer to do everything possible to join the lender’s panel of solicitors
We are a couple about to exchange contracts for a freehold house in Swaffham. We have hit a stumbling block. The mortgage offer with The Mortgage Works expires on 17/4/2024 but the owners are suggesting a completion date of 19/4/2024. Can one extend the mortgage offer?
The best person to deal with your issue is your solicitors who will assess if they corresponding with the bank, seller’s conveyancers, selling agents or conceivably all three based on the history of your conveyancing as of today.
I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to have this when buying a property in Swaffham? or Apparently there is a law dating back centuries that could mean that house owners living in a parish church boundary will be compelled to contribute towards repairs to the chancel in proximity to the church. Is this relevant for conveyancing in Swaffham?
Unless a previous acquisition of the property took place post 12 October 2013 you can take it that solicitors carrying out conveyancing in Swaffham to continue to propose a a chancel search and or chancel repair liability insurance.
I am looking for a flat up to £195,000 and identified one close by in Swaffham I like with a park and railway links in the vicinity, the downside is that it's only got 52 years on the lease. There is not much else in Swaffham for this price, so just wondered if I would be making a mistake acquiring a short lease?
If you require a home loan the shortness of the lease will be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you can request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.
I am using a search engine for the phrase conveyancing in Swaffham it shows results of many solicitorslocally. With so much choice what is the best way to find the right property lawyer for my move?
The best method of seeking a suitable conveyancer is through a trusted testimonial, so ask friends and family who have purchased a property in Swaffham or the local estate agent or mortgage broker. Charges for conveyancing in Swaffham vary, so it's sensible to obtain a minimum of four estimates from varying types of property lawyers. Dont forget to clarify that the costs are guaranteed not to increase.
I am hoping to sign contracts shortly on a garden flat in Swaffham. Conveyancing solicitors inform me that they are sending me a report tomorrow. What should I be looking out for?
Your report on title for your leasehold conveyancing in Swaffham should include some of the following:
The physical extent of the premises. This might be the flat itself but might include a roof area or basement if relevant. Whether your lease provides for a sinking account for major works? Information as to the provision as set out in the lease to pay service charges - in relation to the building, and the wider rights a tenant has Will you be prohibited or prevented from having pets in the property? Do you need to have carpet in the flat or are you allowed wood flooring?
I inherited a leasehold flat in Swaffham, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Similar flats in Swaffham with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 yearly. The lease comes to an end on 21st October 2084
With 60 years remaining on your lease we estimate the price of your lease extension to span between £20,000 and £23,000 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 extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns 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 before getting professional advice.