Finally the sale completed on my house in Martlesham last May but my buyer keeps whats apping me to say their solicitor is waiting to hear from mine. What should my lawyer have done now that I have sold?
After completion of your house sale your conveyancer is duty bound to send the transfer deeds and all of the paperwork to the buyer’s conveyancer. Where appropriate, your lawyer must also confirm that the home loan has been redeemed to the purchasers lawyers. There is unlikely to be post completion tasks peculiar conveyancing in Martlesham.
Is it correct that all Martlesham CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing panel?
Some major lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
When it comes to lenders such as Coventry BS, do Martlesham conveyancers face a fee to be on the list of approved solicitors?
We are unaware of any mortgage company fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
Is it the case that all Martlesham solicitors on the RBS conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the RBS conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Many banks do permit licenced conveyancers on their panel in which case such firms would be governed by the Council of Licensed Conveyancers.
The deeds to our property are lost. The solicitors who handled the conveyancing in Martlesham 5 years ago are no longer around. What are my options?
As long as the title is registered the details of your ownership will be recorded by the Land Registry under a Title Number. It is possible to execute a search at the Land Registry, locate your house and obtain up to date copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will usually retain a file duplicate of the Registered Lease and again, a copy can be retrieved for a small fee.
In sourcing the internet for the words conveyancing in Martlesham it reveals numerous conveyancerslocally. With so much choice what is the best way to find the right solicitor for the sale of my house?
The best method of choosing the right conveyancer is via trusted referral, so ask colleagues and those you trust who have purchased a property in Martlesham or the respected estate agent or financial adviser. Costs for conveyancing in Martlesham vary, so it's sensible to request a minimum of four fee calculations from different law firms. Make sure that you know that the fees are fixed.
I've recently bought a leasehold flat in Martlesham. Am I liable to pay service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the registered owner of a split level flat in Martlesham, conveyancing was carried out in 2008. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Martlesham with a long lease are worth £222,000. The ground rent is £50 charged once a year. The lease finishes on 21st October 2096
You have 71 years left to run the likely cost is going to span between £9,500 and £11,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.