The solicitor who dealt with my last purchase has given a fee estimate £1350 for no sale no fee conveyancing in Ulverston. I am selling a Georgian house for £150,000. Are these estimated fees excessive? Is it above the norm for conveyancing in Ulverston?
The charges are a bit high. If you shop around you may be able to reduce the fees marginally by perhaps a hundred pounds. That being said, you mightcome to regret choosing an an unknown lawyer. Don't forget to ensure that the solicitor can represent your lender. Do use our comparison tool to get a quote a Ulverston conveyancing practice on the lender’s approved list of lawyers which can often include conveyancing solicitors in Ulverston.
Despite weeks of looking the Title Certificate and documents to my house are lost. The conveyancers who conducted the conveyancing in Ulverston 10 years ago no longer exist. What are my options?
As long as you have a registered title the details of your ownership will be held by the Land Registry with a Title Number. It is possible to perform a search at the Land Registry, identify your house and order current copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will also normally retain a certified duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
I'm purchasing my first flat in Ulverston with a mortgage from Halifax. The developers would not budge the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent told me not inform my lawyer about this extras as it would impact my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Ulverston is the location of the property. Is there any guidance you can impart?
Flying freeholds in Ulverston are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ulverston you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ulverston 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 property.
Harry (my fiance) and I may need to sub-let our Ulverston basement flat temporarily due to taking a sabbatical. We instructed a Ulverston conveyancing firm in 2001 but they have closed and we did not have the foresight to seek any guidance as to whether the lease permits subletting. How do we find out?
The lease dictates relations between the landlord and you the leaseholder; specifically, it will say if subletting is not allowed, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Ulverston do not prevent strict prohibition on subletting – such a clause would undoubtedly devalue the property. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.
I inherited a 1st floor flat in Ulverston, conveyancing was carried out March 2009. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Ulverston with an extended lease are worth £265,000. The ground rent is £50 per annum. The lease runs out on 21st October 2100
With 76 years left to run the likely cost is going to range 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 due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.