Just contacted my conveyancing lawyer in Totton who completed the legal work 18 months ago requesting a conveyancing quote based on an identical type of house move (a leasehold residence and a freehold property) of similar values with a loan from Santander. I am now being quoted twice the amount. Am I right to be tempted to shop around for an alternative firm of conveyancing solicitor?
The costs illustration is slightly on the expensive side. If you you were to look around you could trim some of the expense by say £125. On the other hand, if you were satisfied with the conveyancing the firm offered you maylive to rue choosing an an unknown conveyancer. Remember to ensure that the conveyancer can act for Santander. Do employ our search tool to get a quote a Totton conveyancing firm on the Santander member panel, which can often include conveyancing solicitors in Totton.
Are the Totton conveyancing solicitors identified as being on the Barclays conveyancing panel, together with their details provided by Barclays?
Totton conveyancing firms themselves provide us confirmation that they are on the Barclays conveyancing panel as opposed to being supplied with a list from Barclays directly.
We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would prefer to appoint a Totton based conveyancing firm?
You should check but the chances are that appoint one of their panel lawyers where you take up the "fee-free" deal. Call the mortgage company to check if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Totton.
I have been on the look out for a leasehold apartment up to £235,500 and identified one close by in Totton I like with a park and station in the vicinity, however it only has 52 years unexpired on the lease. There is not much else in Totton in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a home loan the shortness of the lease may be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
Can you provide any top tips for leasehold conveyancing in Totton with the aim of saving time on the sale process?
- Much of the frustration in leasehold conveyancing in Totton can be avoided where you instruct lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold information needed by the purchasers’ conveyancers. If you have carried out any alterations to the premises would they have required Landlord’s approval? In particular have you laid down wooden flooring? Most leases in Totton state that internal structural changes or installing wooden flooring calls for a licence from the Landlord consenting to such alterations. Should you fail to have the approvals to hand you should not communicate with the landlord without checking with your solicitor in the first instance. If you hold a share in a the freehold, you should make sure that you have the original share document. Organising a replacement share certificate can be a lengthy formality and delays many a Totton home move. If a reissued share certificate is necessary, you should approach the company director and secretary or managing agents (where relevant) for this as soon as possible. Some Totton 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 bank and professional references. The bank reference should make it clear that the buyer is able to meet the yearly 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 service charge figures so that they can pass this information on to the buyers or their lawyers.
I bought a leasehold flat in Totton, conveyancing formalities finalised in 2010. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Totton with over 90 years remaining are worth £185,000. The ground rent is £65 per annum. The lease comes to an end on 21st October 2080
With just 60 years unexpired we estimate the price of your lease extension to span between £20,000 and £23,000 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.
What can I do where I am not happy with the conveyancing practitioner who did my conveyancing in Totton?
Occasionally the level of service you receive is not as you expect, and unfortunately every so often matters do not go as planned. Nevertheless there is recourse where you were dissatisfied with your conveyancing in Totton. This varies from trying to resolve matters directly with them, through to reporting a solicitor to their governing body. If things still aren’t sorted out you may consider enlisting the help of the Legal Ombudsman.