My previous solicitor has given a fee estimate £1400 for fixed fee conveyancing in Maida Hill. I’m hoping to sell a Edwardian detached home for £275,000. This sounds overpriced. Is it above what I should be paying for conveyancing in Maida Hill?

The charges are a bit high. If you are prepared to expend time contrasting prices you may be able to shave off some of the cost by say £100 plus VAT. On the other hand, you couldlive to rue opting for an an unknown lawyer. Don't forget to be sure that the firm can act for your bank. You can employ our comparison tool to choose a Maida Hill conveyancing company on the banks member panel which can often include conveyancing solicitors in Maida Hill.

I am assisting my niece sell her flat in Maida Hill. Does the conveyancer arrange the energy assessment or should I organise this?

After the demise of HIPs, energy performance certificates was retained a compulsory component of moving property. An EPC must be to hand prior to the property being marketed. It is not a task that conveyancers normally organise. Where you are instructing a Maida Hill conveyancing practitioner they may be able to arrange energy assessments due to their relationships with long established local providers

I have been told by my solicitor that lack of right of way insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Maida Hill?

The right level of lack of right of way indemnity insurance should be dictated by who your lender. It would differ for example between Nationwide Building Society and Leeds Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.

At last I have had an offer on an apartment in Maida Hill accepted, the vendors do however have an associated purchase. The sellers have offered on a flat, but it’s not yet tied up, and have viewings of other properties in the pipeline. I have instructed a nearby conveyancing solicitor in Maida Hill. What should be my next step? When should I get the mortgage application with Lloyds going?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then survey, Maida Hill conveyancing search charges, etc). First, you must ensure that your conveyancer is on the Lloyds approved list. Concerning the subsequent stages this very much dictated by the uniqueness of your case, motivation for the property and on the state of the market. During a buoyant market many purchasers will apply for a home loan with Lloyds and pay for the valuation and only if it was satisfactory would they request their solicitor to proceed with searches.

Should our solicitor be raising enquiries concerning flooding during the conveyancing in Maida Hill.

Flooding is a growing risk for lawyers conducting conveyancing in Maida Hill. There are those who acquire a property in Maida Hill, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Lawyers are not best placed to impart advice on flood risk, but there are a various searches that may be undertaken by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Maida Hill. The conventional set of property information forms sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual question of the seller to determine if the property has historically flooded. If flooding has previously occurred which is not revealed by the owner, then a purchaser could issue a claim for damages resulting from an inaccurate reply. The purchaser’s conveyancers will also commission an enviro report. This should reveal whether there is any known flood risk. If so, more detailed investigations should be carried out.

I have been on the look out for a flat up to £195,000 and found one round the corner in Maida Hill I like with amenity areas and station in the vicinity, the downside is that it's only got 49 remaining years left on the lease. I can't really find anything else in Maida Hill for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you need a mortgage the shortness of the lease may be an issue. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.

My lawyers in Maida Hill have advised me that they can not locate my conveyancing file. To assist with my purchase I took out a mortgage with the bank. Is it case that being on the lender conveyancing panel they need to have retained the file for a number of years?

Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.