I was recommended to a solicitor who has given a fee calculation of £1400 for freehold conveyancing in Wheathampstead. I’m hoping to sell a modern house for £300,000. Are the quoted fees excessive? Is it above the average fee for conveyancing in Wheathampstead?

The quote is fractionally on the high side. If you are content to expend time scrutinising fee on a like for like basis you might get the conveyancing a bit cheaper by perhaps £125. On the other hand, you couldlive to regret opting for an an unknown lawyer. Remember to be sure the conveyancer can represent your mortgage company. You can use our search tool to select a Wheathampstead conveyancing practice on the lender’s approved list of lawyers which can often include conveyancing solicitors in Wheathampstead.

How does conveyancing in Wheathampstead differ for new build properties?

Most buyers of new build premises in Wheathampstead contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is completed. This is because new home sellers in Wheathampstead typically purchase the site, 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 conveyancers 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 accustomed to new build conveyancing in Wheathampstead or who has acted in the same development.

I decided to have a survey carried out on a property in Wheathampstead in advance of appointing conveyancers. I have been told that there is a flying freehold aspect to the property. The surveyor has said that some banks may refuse to give a loan on a flying freehold property.

It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. Should you wish to telephone us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Wheathampstead. Conveyancing may be slightly more expensive based on your lender's requirements.

I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a great figure which is making it all the more appealing. I have just found out that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Wheathampstead. Conveyancing solicitors have not yet been appointed. Will they explain the issues?

Most houses in Wheathampstead are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Wheathampstead in which case you should be shopping around for a Wheathampstead conveyancing solicitor and be sure that they have experience in advising on leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example obtaining the landlord’sconsent to conduct alterations. It may be necessary to pay a service charge towards the maintenance of the communal areas where the property is part of an estate. Your solicitor should advise you fully on all the issues.

Wheathampstead Leasehold Conveyancing - Examples of Queries Prior to Purchasing

The prefered form of lease arrangement is where the freehold reversion is in the ownership of the leaseholders. In this arrangement the lessees benefit from being in charge if their destiny and notwithstanding that a managing agent is usually retained if it is bigger than a house conversion, the managing agent acts for the leaseholders themselves. The answer will be important as a) areas may cause problems in the building as the communal areas may begin to deteriorate where repairs are not paid for b) if the tenants have a dispute with the managing agents you will need to have all the details Be sure to find out if there is anything that is prohibited in the lease. For example some leases prohibit pets being allowed in certain buildings in Wheathampstead. If you like the flatin Wheathampstead yet your cat can’t make the move with you then you will be presented with a difficult choice.

How easy is it to change a solicitor as I need to find a Wheathampstead based firm who is on the mortgage company conveyancing panel. Is it practical to instruct different lawyers?

If you haven't yet instructed a conveyancer to commence the conveyancing and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Wheathampstead that you're thinking of instructing.