Can you recommend a Aldermore accepted Topsham conveyancing solicitor finish our house move within a short deadline? Am I best advised to go for a high street Topsham conveyancer or a nationwide comparison site?
We would be happy to suggest some excellent Topsham conveyancing firms. You can also walk up the high street in Topsham. Go in to some well established firms and ask to speak with a conveyancing solicitor for a fee estimate. Mention your deadline together with the reasons and ask for a commitment on speed. Choose the one that you trust.
My partner and I are close to exchanging contracts on the sale of our property in Topsham and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A local lawyer would know that there is no such problem. It does beg the question why the buyers are using a web based conveyancing firm rather than a conveyancing solicitor in Topsham. Having lived in Topsham for 4 years we know that this is a non issue. Do we contact our local Authority to obtain clarification need.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I'm purchasing a new build house in Topsham with a loan from Lloyds TSB Bank. The builders would not move on the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not to tell my solicitor about the extras as it will jeopardize my loan with the bank. Should I keep quiet?.
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.
My business partner and I are hoping to lease a unit on the high street. Can you recommend solicitors offering fixed charges for commercial conveyancing in Topsham for below 1500k?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Topsham, including the disposal and purchase of businesses as well as simply property. If you are intending to purchase or sell a shop, pub, restaurant, office, retail premises or a whole business we can find you the right lawyer. As for the fees these will vary based on the structure and complexity of the deal. Please provide us with your details or phone so as to enable us to furnish you with comprehensive commercial conveyancing quote.
My partner and I may need to let out our Topsham 1st floor flat for a while due to taking a sabbatical. We used a Topsham conveyancing firm in 2001 but they have closed and we did not think at the time get any guidance as to whether the lease allows us to sublet. How do we find out?
Some leases for properties in Topsham do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I invested in buying a ground floor flat in Topsham, conveyancing having been completed in 2011. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Topsham with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 per annum. The lease runs out on 21st October 2072
With just 51 years remaining on your lease we estimate the premium for your lease extension to range between £30,400 and £35,200 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.
My son is about to join the property ladder, he had his mortgage in principle. When the seller agreed the offer on the house we telephoned the mortgage institution to issue the formal offer. We were very surprised to discover that mortgage lenders do not accept all conveyancing practitioner, they must be on their panel, is this right?
Banks normally restrict either the type or the number of conveyancing practices on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Topsham conveyancing practitioner on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.