My family solicitor has sent a quote for £1400 for fixed fee conveyancing in Yateley. I’m selling a newly refurbished property for £200,000. This appears expensive. Is it above the norm for conveyancing in Yateley?
The quote is fractionally on the high side. Where you are willing to expend time comparing costs you could decrease the fees slightly by perhaps a hundred pounds. That being said, you mightlive to regret opting for an an untested conveyancer. Remember to be sure that the firm can act for your mortgage company. You can use our search tool to get a quote a Yateley conveyancing practice on the banks approved list of lawyers which can often include conveyancing solicitors in Yateley.
My fiance and I are refinancing our flat in Yateley with Bank of Ireland. We have a son 18 who lives with us. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the property is repossessed. I have two questions (1) Is this form unique to the Bank of Ireland conveyancing panel as he did not need to sign this form when we purchased 4 years ago (2) Does our son by signing this extinguish his rights to inherit the property?
First, rest assured that your Bank of Ireland conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Bank of Ireland. This is solely used to protect Bank of Ireland if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Bank of Ireland had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
My aunt pointed out to me me that in buying a property in Yateley there could be a number of restrictions as to what one can do in terms of external changes to the property. Is this right?
There are anumerous of properties in Yateley which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Yateley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Are all Yateley Conveyancing Quality Solicitors on the Co-operative conveyancing panel?
It is true that some banks and building societies now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
I am expecting a DIP from Kent Reliance this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Yateley solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Yateley solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
Are there restrictive covenants that are commonly identified during conveyancing in Yateley?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Yateley. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
About to purchase a new build apartment in Yateley. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Yateley
The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
When it comes to my conveyancing in Yateley should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Yateley conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancer's time in submitting the funds this way.