My brother-in-law has suggested I instruct a conveyancing solicitor in Wem. I need to find out whether they are accepted on the HSBC Bank conveyancing panel. Could you help?
You should phone your conveyancer and ask them if they can act for the bank. Alternatively please call HSBC Bank who may be able to help.
Forgive me if this question is silly but I am unseasoned as a 1st time buyer of a two bedroom flat in Wem. Do I receive the keys to the property on completion from my lawyer? If so, I will instruct a High Street conveyancing solicitor in Wem?
On the day of completion you do not need to attend the conveyancers office in Wem. Conveyancing lawyers for you will electronically transfer the completion advance to the vendor’s lawyers, and once they have received this, you will be invited to pick up the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
I am purchasing a detached bungalow in Wem. Our aim is to carry out a loft conversion at the house.Will the conveyancing process involve investigations to ascertain if these works are allowed?
Your solicitor should check the deeds as conveyancing in Wem will on occasion reveal restrictions in the title documents which prohibit categories of alterations or require the permission of a 3rd party. Some additions require local authority planning permissions and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor prior to committing yourself to a purchase.
I recently had an offer agreed on a house in Wem. My financial adviser pressured me to appoint their conveyancing practitioner. I paid an advanced payment of £175. Shortly after, the solicitor contacted me embarrassingly acknowledging that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have recentlyfound out that Arc property Solicitors have closed. They conducted my conveyancing in Wem for a purchase of a leasehold flat 10 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?
The quickest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Wem conveyancing specialists.
I have been on the look out for a flat up to £245,000 and found one near me in Wem I like with a park and transport links in the vicinity, however it only has 49 years on the lease. I can't really find anything else in Wem suitable, so just wondered if I would be making a grave error acquiring a short lease?
If you require a mortgage that many years will be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.
I’m about to sell my ground floor flat in Wem. Conveyancing lawyers have not yet been instructed, however I have just had a half-yearly maintenance charge demand – what should I do?
It best that you discharge the service charge as normal as all rents and maintenance payments should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I invested in buying a studio flat in Wem, conveyancing was carried out 5 years ago. How much will my lease extension cost? Similar flats in Wem with over 90 years remaining are worth £255,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease comes to an end on 21st October 2098
With 73 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 plus legals.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.
My cousin is buying a studio flat in Wem. He has received a fee estimate by the conveyancer recommended by the selling agents totaling £1300 . It was eight years ago since I sold and bought a home and the fee was £600. Have charges really increased to that extent?
We would recommend that you visit 3 or 4 local Wem conveyancing firms seeking prices. You should base your selection not solely on cost, but on promptness and on how comprehensive the response is.