Having been told to check out your web site we were about to go ahead with a conveyancing solicitor in Victoria Park endorsed by you but have come across alternative fee calculations via the web seem less pricey – why is this?
There are numerous conveyancers marketing theoretically looks to be very low prices. We would urge you to think twice about how important this transaction is to you that you are willing to be penny wise pound foolish with regard to the standard of the conveyancing. Many of them list a low fee to tempt you but hide additional fees in the small print..
It is 10 years ago since I acquired my property in Victoria Park. Conveyancing lawyers have recently been instructed on the sale but I am unable to find the title deeds. Is this a major issue?
You need not be too concerned. Firstly the deeds may be retained by your mortgage company or they could be in the possession of the conveyancers who acted in your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. The vast majority of conveyancing in Victoria Park involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.
I have an AIP. The lender mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would prefer to appoint a Victoria Park based conveyancing firm?
You should check but the chances are that appoint one of their panel lawyers if you accept the "fee-free" offer. Call the lender and explore if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Victoria Park.
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Victoria Park bank branch on numerous occasions and was reassured it wasn't an issue and they will lend. My Victoria Park conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend based on their published requirements. I have no idea who is right.
Your conveyancing practitioner must comply with the Council of Mortgage Lenders’ Handbook section two conditions 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am selling my flat. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Clydesdale are being a right pain. The Victoria Park solicitor who is on the Clydesdale conveyancing panel is recommending indemnity insurance as a solution but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
After shopping around on the internet I have found a Victoria Park property lawyer having checked that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Victoria Park surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I need to instruct a conveyancing lawyer in Victoria Park for my home move. Can I see a firm’s complaints history with the legal regulator?
You may read presented Solicitor Regulator Association (SRA) decisions arising from inquisitions started on or after Jan 2008. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator could monitor telephone calls for training reasons.
I am on look out for some leasehold conveyancing in Victoria Park. Before I get started I want to be sure as to the number of years remaining on the lease.
If the lease is registered - and most are in Victoria Park - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I purchased a leasehold flat in Victoria Park, conveyancing formalities finalised in 2004. 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? Corresponding properties in Victoria Park with over 90 years remaining are worth £265,000. The average or mid-range amount of ground rent is £50 levied per year. The lease runs out on 21st October 2098
With only 76 years unexpired we estimate the price of your lease extension to span between £8,600 and £9,800 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.