I'm in the process of transferring my current residential mortgage to a Buy to Let HSBC Bank mortgage. The bank has said that I must appoint a conveyancer for this. I spoke to my former Thame conveyancing firm who who did the conveyancing when I first bought the property. The fee calculation supplied of £550 has shocked me as its a remortgage than a sale or purchase.
The charges appear a tad high. If you you were to look around you could reduce the fees slightly by as much as £125. That being said, if you were happy with the service the firm gave you couldlive to rue choosing an a cheaper conveyancer. If is important to enquire the firm can represent HSBC Bank. Do utilise our search tool to choose a Thame conveyancing firm on the HSBC Bank member panel, which can often include conveyancing solicitors in Thame.
Are the BSA planning on creating a searchable register to list solicitors on the Loughborough BS conveyancing panel for example in Thame?
We are not aware of any plans on the part of the BSA to promote such a tool.
I require expedited conveyancing in Thame as I am faced with an ultimatum to complete within one month. A home loan is not required. Can I avoid the conveyancing searches to save fees and time?
As you are not getting a mortgage you have the choice not to do searches although no conveyancer would recommend that you don't. Drawing on years of experience of conveyancing in Thame the following are examples of issues that can show up and adversely affect the marketability of the property: Refused Planning Applications, Overdue Fees, Outstanding Grants, Road Schemes,...
I have been advised by a couple of local property agents in Thame to choose a property lawyer using your seach tool. What’s the financial upside for Estate Agents to promote your lawyers rather than another?
We don’t make any commission for sending work our way. We thought it would be too underhand a fee as a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
I own a leasehold house in Thame. Conveyancing and Yorkshire Building Society mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Thame who acted for me is not around. What should I do?
The first thing you should do is make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. There is no need to instruct a Thame conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I acquired a 1st floor flat in Thame, conveyancing was carried out in 2007. How much will my lease extension cost? Similar flats in Thame with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 per annum. The lease runs out on 21st October 2100
With just 75 years unexpired we estimate the premium for your lease extension to span between £8,600 and £9,800 plus legals.
The suggested premium range 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 the figures 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. You should not move forward placing reliance on this information without first getting professional advice.
I am considering choosing an online conveyancing practitioner as opposed to a Thame conveyancing practice. Should I ‘stay local’?
Advantages do exist in having the option attend a local Thame conveyancing solicitor such as
- signing papers same day
- having one on one explanations of matters that you need help with
- the ability to raise concerns if matters are not going as expected
When checking quotes, look out for hidden extras. Most decent Thame high street solicitors give an all-inclusive figure. Many online companies appear to offer low cost fees, but have burried 'extras' in the fine print.