What is the difference between a licensed conveyancer and conveyancing solicitor in Ascot
There are two types of lawyers who can carry out conveyancing in Ascot namely licenced conveyancers or solicitors. The two can provide conveyancing services that you need to complete the disposal or purchase of property. They are both obliged to perform Ascot conveyancing to the same standards and guidelines so you can be safe in the knowledge that your conveyancing will be professionally carried out and that the necessary procedures should be appropriately attended to.
Forgive me if this question is silly but I am new to the home moving as a 1st time buyer of a ground floor flat in Ascot. Do I receive the keys to the property on completion from my lawyer? If this is the case, I will find a High Street conveyancing solicitor in Ascot?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s solicitors, and once they have received this, you will be invited to collect the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.
Is it correct that all Ascot CQS (Conveyancing Quality Scheme) solicitors are on the Principality conveyancing panel?
It is true that some lenders now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
Should our lawyer be raising enquiries regarding flooding during the conveyancing in Ascot.
Flooding is a growing risk for conveyancers carrying out conveyancing in Ascot. Plenty of people will acquire a house in Ascot, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Conveyancers are not qualified to offer advice on flood risk, however there are a various checks that may be undertaken by the purchaser or by their solicitors which can figure out the risks in Ascot. The conventional set of property information forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard question of the vendor to determine whether the premises has suffered from flooding. If flooding has previously occurred and is not disclosed by the vendor, then a buyer may bring a claim for damages as a result of such an incorrect answer. A purchaser’s conveyancers will also conduct an enviro report. This should disclose if there is a recorded flood risk. If so, more detailed inquiries will need to be carried out.
As co-executor for the will of my uncle I am disposing of a house in Neath but live in Ascot. My conveyancer (who is 250 miles from merequires that I execute a stat dec ahead of completion. Can you recommend a conveyancing solicitor in Ascot who can attest and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are based in Ascot
I am hoping to put an offer on a small detached house that appears to be perfect, at a great price which is making it all the more appealing. I have since been informed that it's a leasehold rather than freehold. I would have thought that there are particular concerns buying a leasehold house in Ascot. Conveyancing solicitors have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in Ascot ?
The majority of houses in Ascot are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are purchasing in Ascot so you should seriously consider shopping around for a Ascot conveyancing practitioner 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 leaseholder you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example requiring the freeholder’spermission to carry out alterations. You may also be required to pay a service charge towards the maintenance of the estate where the house is located on an estate. Your lawyer will advise you fully on all the issues.
I acquired a basement flat in Ascot, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Ascot with an extended lease are worth £216,000. The ground rent is £50 invoiced every year. The lease finishes on 21st October 2090
With just 69 years unexpired the likely cost is going to span between £9,500 and £11,000 as well as legals.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.
Why do Ascot conveyancing costs are higher for leasehold and freehold properties?
Leasehold conveyancing in Ascot can involve additional work such as checking the lease, liaising with the landlord, obtaining up to date rent receipts, landlord’s consents, management company’s accounts etc.