How can we know in advance if a Chesham conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in Chesham getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor carrying out your conveyancing.
About to purchase flat in Chesham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Chesham lawyer is on the Virgin Money conveyancing panel.
RBS have agreed my mortgage in principle, my offer on a flat in Chesham has been accepted, what happens next?
Your estate agent will want to be advised as to your conveyancer's details (be sure the conveyancers are on the lender’s approved list). Call up RBS or the broker and complete any relevant forms. RBS will instruct a valuer who will get in contact with the selling agent or vendor to schedule a slot for the valuation to happen. Once carried out (assuming no problems) it takes about a week to get a mortgage offer. RBS will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Chesham.
Are there restrictive covenants that are commonly identified during conveyancing in Chesham?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Chesham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Should I be wary about brokers that I am dealing with are suggesting a web based conveyancing firm rather than a local Chesham conveyancing practice?
As with lots of service providers, often input from connections can be worth their weight in gold. Nevertheless there are numerous players in a conveyancing transaction; estate agents, financial adviser and banks may recommend lawyers to use. On occasion the conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there might be a commercial relationship behind the endorsement. You are at liberty to appoint your own lawyer. Don't forget that many banks specify a panel list of lawyers you must use for the lender related work in your house move.
I am looking at a two maisonettes in Chesham both have about 50 years left on the lease term. Do I need to be concerned?
There is no doubt about it. A leasehold flat in Chesham is a wasting asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it reduces the salability of the premises. For most purchasers and banks, leases with under eighty years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Chesham conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I bought a 1 bedroom flat in Chesham, conveyancing was carried out in 2012. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Chesham with a long lease are worth £227,000. The ground rent is £50 charged once a year. The lease comes to an end on 21st October 2093
With 72 years unexpired we estimate the premium for your lease extension to span between £9,500 and £11,000 plus legals.
The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.
We are in the process of buying a property in Chesham. Could the conveyancer have the amount we are are purchasing for private from sites such as Nestoria. Is this achievable and how?
HM Land Registry are legally required to specify price paid data on a register of the title for domestic properties nationwide including properties in Chesham. The register of ownership is a public document, so the Land Registry would be breaching their statutory obligations if they failed to grant access to the register.
In essence you can ask HMLR to withhold the price paid entry but the answer would be in the negative.