Why would one use a The Meadows conveyancing company when national conveyancers are cheap by comparison?
Its a good idea to contrast conveyancing costs in The Meadows and you should seek a reasonable quote but don’t become consumed with looking for the lowest priced The Meadows conveyancer. Finding the right conveyancer can mark the distinction between a smooth and a stressful house move. You need to ensure that you have expert advice from a trusted conveyancer. Emails can't replace a telephone discussion and can never replicate a one to one consultation. Our partner firms will find you a qualified and trusted conveyancing solicitor who can tackle your conveyancing from from the outset to completion, giving the sort of continuity that you will never get with an online conveyancer. He or She will contact you regularly to update you on headway making sure that you are ensuring that you are updated at regular intervals. Should it ever be necessary to phone the office you will be sure who to ask for and we'll ensure you are kept fully informed.
Please explain the implications if my lawyer’s firm is expelled from the Santander Solicitor panel ahead of completing my conveyancing in The Meadows?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
My wife and I are buying a flat in The Meadows. I might seem paranoid but how we can trust a solicitor? At some point we have to put funds into their account. What protection do we have from them run away with our deposit?
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.
Is it the case that all The Meadows conveyancing solicitors on the HSBC conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the HSBC approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do permit licenced conveyancers on their panel and in such a situation the firms would be regulated by the CLC.
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local The Meadows building society branch on various occasions and was told they are content with the situation and they would lend. My The Meadows conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. Who do I believe?
Your property lawyer must follow the Council of Mortgage Lenders’ Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Despite weeks of looking the Title Certificate and documents to my property are lost. The solicitors who conducted the conveyancing in The Meadows 10 years ago have long since closed. Will I be able to sell the house?
In today’s world there are copies made of almost everything, and your conveyancer should be aware precisely where to find all the suitable documentation so you may buy or sell your house without any difficulty. Where duplicates are not available, your lawyer can put in place insurance or indemnities protecting you against possible claims on your premises.
How does conveyancing in The Meadows differ for newly converted properties?
Most buyers of new build premises in The Meadows come to us having been asked by the developer to sign contracts and commit to the purchase even before the property is ready to move into. This is because developers in The Meadows typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in The Meadows or who has acted in the same development.
What are the frequently found deficiencies that you witness in leases for The Meadows properties?
Leasehold conveyancing in The Meadows is not unique. All leases are unique and drafting errors can sometimes mean that certain clauses are erroneous. The following missing provisions could result in a defective lease:
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Maintenance charge proportions which don’t add up to the correct percentage Insurance obligations
A defective lease can cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Santander, The Mortgage Works, and Godiva Mortgages Ltd all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, forcing the buyer to withdraw.
I inherited a garden flat in The Meadows, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in The Meadows with over 90 years remaining are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease runs out on 21st October 2101
With just 76 years left to run we estimate the premium for your lease extension to be between £8,600 and £9,800 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be 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.