I am helping my mother sell her property in Thurston. Does the solicitor arrange an energy performance certificate or it is for the owner to coordinate?
After the demise of Home Information Packs, EPC’s was kept a required part of selling a house. An energy performance certificate needs to be to hand before the property is advertised. This is not as aspect of the sale process that conveyancers normally arrange. If you are using a Thurston conveyancing lawyer they may be able to arrange energy assessments given their contacts with reputable local assessors
We are due to move house in February. Should my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you recommend a removal company in Thurston. Conveyancing solicitor was found prior to coming across this website.
On the day of completion you will need to pick up the keys from the selling agent however this should only occur when the vendors solicitors advise the agent that they have the completion monies and the keys can be given over. After that you can inform the removal men that they can start moving you in. We do not suggest a particular removal organisation but can assist you in choosing a conveyancing in Thurston or a solicitor with expertise in conveyancing in Thurston.
I am currently in the process of buying my council flat in Thurston. I have a mortgage agreed with RBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
Should our conveyancer be making enquiries about flooding during the conveyancing in Thurston.
The risk of flooding is if increasing concern for solicitors dealing with homes in Thurston. Some people will purchase a property in Thurston, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not qualified to offer advice on flood risk, however there are a number of checks that may be initiated by the buyer or by their conveyancers which will figure out the risks in Thurston. The conventional set of completed inquiry forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a usual question of the owner to determine whether the premises has ever been flooded. In the event that the premises has been flooded in past which is not revealed by the vendor, then a buyer may commence a compensation claim as a result of such an inaccurate response. The purchaser’s conveyancers will also order an enviro report. This will higlight whether there is a recorded flood risk. If so, additional investigations should be conducted.
I am purchasing my first flat in Thurston with a mortgage from Birmingham Midshires. The developers refused to reduce the price so I negotiated £7000 of extras instead. The house builders rep told me not inform my conveyancer about this side-deal as it could put at risk my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Thurston is where the house is located. Can you offer any guidance?
Flying freeholds in Thurston are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Thurston you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Thurston may ascertain 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 premises.
In searching the web for the term on line conveyancing in Thurston it shows results of numerous property lawyersin the area. With so much choice what is the best way to find the right solicitor for my move?
The preferential way of choosing a suitable conveyancer is through a trusted recommendation, so ask friends and family who have bought a property in Thurston or the local estate agent or financial adviser. Charges for conveyancing in Thurston vary, so it's advisable to obtain a minimum of four quotes from varying types of property lawyers. Dont forget to clarify what costs in the quote includes.
Can you offer any advice when it comes to choosing a Thurston conveyancing firm to carry out our lease extension conveyancing?
When appointing a conveyancer for your lease extension (regardless if they are a Thurston conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with several firms including non Thurston conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:
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If they are not ALEP accredited then what is the reason? What are the legal fees for lease extension conveyancing?
I acquired a ground floor flat in Thurston, conveyancing having been completed in 2000. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Thurston with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £45 yearly. The lease runs out on 21st October 2092
With 67 years unexpired the likely cost is going to range between £10,500 and £12,000 as well as costs.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.