I am due to move home in March. Does my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you recommend a removal company in Somerset. Conveyancing firm was chosen before I stumbled across this website.
On the day of completion you will need to pick up the house keys from your estate agent however this should only take place once the sellers lawyers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be passed over. Subsequently you should tell the removal men that you are ready to move in. We do not suggest a specific removal company but can assist you in finding a residential property solicitor in Somerset or a solicitor that specialises in conveyancing in Somerset.
We expect to receive a OIP from Santander this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Somerset solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Somerset solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
I am selling my house. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Principality are being pedantic. The Somerset solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Just acquired a detached house in Somerset , What is the estimated time for the Land Registry to register my proprietorship? My Somerset conveyancing solicitor works at snail pace, so I want to be certain the land registry aspects are concluded.
There is nothing unique when it comes to conveyancing in Somerset registration formalities. As opposed to being determined by geographic area, timeframes can differ depending on the party submitting the application, whether it is in order and whether the Land registry communicate with any 3rd persons or bodies. As of today roughly 80% of submission are fully addressed in less than three weeks but some can be subject to protracted hold-ups. Registration takes place once the buyer is living at the premises therefore an expedited registration is not usually an essential issue yet if it is urgent that the the registration takes place urgently then you or your solicitor should contact the land registry and explain the circumstances.
How does conveyancing in Somerset differ for newly converted properties?
Most buyers of new build residence in Somerset contact us having been asked by the developer to sign contracts and commit to the purchase even before the property is finished. This is because builders in Somerset typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Somerset or who has acted in the same development.
In searching the web for the term on line conveyancing in Somerset it shows results of many solicitorsin the vicinity. With so much choice what is the best way to find the suitable property lawyer for me?
The preferential way of choosing the right conveyancer is via personal referral, so ask friends and relatives who have bought a property in Somerset or a local estate agent or mortgage broker. Costs for conveyancing in Somerset vary, so it's sensible to request a minimum of four fee estimates from different conveyancers. Be sure to seek confirmation that the fees are fixed.
I am hoping to put an offer on a small detached house that appears to meet my requirements, at a reasonable price which is making it more attractive. I have just found out that it's a leasehold rather than freehold. I am assuming that there are issues buying a house with a leasehold title in Somerset. Conveyancing advisers have are about to be instructed. Will they explain the issues?
Most houses in Somerset are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. It is clear that you are purchasing in Somerset in which case you should be looking for a Somerset conveyancing solicitor and check that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a lessee you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’sconsent to carry out changes to the property. It may be necessary to pay a contribution towards the maintenance of the communal areas where the property is part of an estate. Your solicitor should report to you on the legal implications.
I own a basement flat in Somerset, conveyancing having been completed in 2010. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Somerset with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease terminates on 21st October 2077
With 52 years unexpired the likely cost is going to span between £29,500 and £34,000 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.