We were about to instruct a conveyancing solicitor in Totnes found on your site but have come across some other estimates via the web appear less pricey – how come?
One can find numerous firms advertising alleged cheap conveyancing, yet more often than not extracharges end up with the final invoice being inflated. Conveyancers are obliged to make sure that costs listed in terms of business should be fair and reasonable invoiced The conveyancers that we list for conveyancing in Totnes set out all charges for the property you intend tobuy.
Last March we completed a house move in Totnes. We have noticed several issues with the property which we suspect were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been carried out for conveyancing in Totnes?
The question is not clear as to the nature of the problems and if they are specific to conveyancing in Totnes. Conveyancing searches and investigations initiated as part of the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a property owner answers a form referred to as a Seller’s Property Information Form. answers is incorrect, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Totnes.
How do I investigate if the solicitor carrying out my conveyancing in Totnes is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Santander thus paying £192.00 in supplemental legal charges.
Please do make the most of the search tool on this page. Pick the mortgage company and type ‘Totnes’ or your location and you will see numerous solicitors located in Totnes or nearest you.
Is it the case that all Totnes conveyancing solicitors on the Bank of Ireland conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. The majority of lenders do permit licenced conveyancers on their panel in which case such practice would be regulated by the Council of Licensed Conveyancers.
I am currently in the process of buying my council flat in Totnes. I have a mortgage agreed with Virgin Money. 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 Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
After what seems like an age I have had an offer on a maisonette in Totnes agreed to, the owners do nevertheless have a connected purchase. The owners have offered on a flat, however it’s not yet agreed to, and are looking at other properties booked. I have selected a local conveyancing solicitor in Totnes. What should be my next step? At what stage should I apply for the mortgage with TSB?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of one thousand pounds, then survey, Totnes conveyancing search costs, etc). The first course of action is to ensure that your conveyancer is on the TSB conveyancing panel. As to the next stages this very much dictated by the circumstances of your case, desire for this property and on the state of the market. During a hot market many home buyers will apply for the mortgage with TSB and arrange for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to proceed with searches.
My colleague suggested that if I am buying in Totnes I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Totnes conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Totnes around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Totnes Education with maps and statistics, Local Amenities and other useful information regarding Totnes.
Do you have any advice for leasehold conveyancing in Totnes from the perspective of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Totnes can be avoided if you appoint lawyers as soon as you market your property and request that they start to put together the leasehold documentation which will be required by the buyers’ conveyancers. A minority of Totnes leases require Licence to Assign from the landlord. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. You believe that you know the number of years left on your lease but it would be advisable verify this by asking your conveyancers. A purchaser's conveyancer will be unlikely to recommend their client to where the lease term is under 80 years. In the circumstances it is essential at an early stage that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. If you have the benefit of shareholding in the Management Company, you should make sure that you have the original share document. Arranging a new share certificate is often a lengthy formality and slows down many a Totnes home move. If a duplicate share certificate is required, you should approach the company officers or managing agents (where applicable) for this at the earliest opportunity.
I acquired a split level flat in Totnes, conveyancing formalities finalised October 1995. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Totnes with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease ends on 21st October 2093
With just 68 years remaining on your lease we estimate the premium for your lease extension to be between £9,500 and £11,000 plus professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. 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 taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.