My previous lawyer has given a fee estimate £1700 for no sale no fee conveyancing in Whittlesey. I’m looking to sell a modern property for £175,000. This sounds too much. Is it above what I should be paying for conveyancing in Whittlesey?
The estimate does seem a tad steep. Where you are happy to invest time scrutinising fee on a like for like basis you may be able to get the conveyancing a bit cheaper by as much as a hundred pounds. On the other hand, you couldcome to regret choosing an an untested lawyer. If is important to ensure the conveyancer can act for your bank. You can make use of our comparison tool to locate a Whittlesey conveyancing practice on the banks approved list of lawyers which can often include conveyancing solicitors in Whittlesey.
All was ready to complete my purchase in Whittlesey next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the lender. What risks does the bank expect the insurance to cover?
All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These obligations are not unique to conveyancing in Whittlesey.
Do banks and building societies provide you with an approved list of Whittlesey conveyancing solicitors? How do you know who is on the UBS conveyancing panel?
Whittlesey conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.
Have completed on a a detached house in Whittlesey , how long will it take for the Land Registry to record my ownership? My Whittlesey conveyancing solicitor has been painfully slow, so I want to check that my ownership is registered.
As far as conveyancing in Whittlesey is concerned, registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can adjust according to who lodges the application, whether it is in order and whether the Land registry need to notify any 3rd parties. Currently approximately three quarters of such applications are fully dealt with within 12 days but occasionally there can be protracted delays. Historically registration is effected once the new owner has moved in to the property thus 'speed' is not typically an essential issue yet where it is urgent that the the registration takes place urgently then you or your solicitor could speak with the land registry and explain the circumstances.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Whittlesey is where the house is located. What do you suggest?
Flying freeholds in Whittlesey are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Whittlesey you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Whittlesey may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
In relation to leasehold conveyancing in Whittlesey what are the most common lease problems?
Leasehold conveyancing in Whittlesey is not unique. All leases are unique and drafting errors can result in certain sections are not included. For example, if your lease is missing any of the following, it could be defective:
-
Maintenance charge proportions which don’t add up to the correct percentage
A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Yorkshire Building Society, Coventry Building Society, and TSB all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, obliging the buyer to withdraw.
I am the registered owner of a 2 bed flat in Whittlesey, conveyancing was carried out May 2001. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Whittlesey with over 90 years remaining are worth £171,000. The ground rent is £50 charged once a year. The lease comes to an end on 21st October 2101
With only 79 years unexpired we estimate the price of your lease extension to be between £8,600 and £9,800 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 extending a lease, but we are not able to advice on the actual costs without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.