Recently been in touch with my conveyancing solicitor in Chester who acted for me two years ago and wanted a conveyancing costs illustration based on an identical type of home move (a leasehold residence and a freehold property) of similar values with a loan from Virgin Money. I am now being charged twice the amount. Am I right to be tempted to shop around for a cheaper internet property lawyer?
The quote is slightly on the high side. If you shop around you could get the conveyancing a bit cheaper by as much as £125. That being said, if you were content with the conveyancing the firm gave you couldlive to rue opting for an an unknown conveyancer. Don't forget to check the solicitor can represent Virgin Money. You can use our search tool to locate a Chester conveyancing firm on the Virgin Money member panel, which can often include conveyancing solicitors in Chester.
I am assisting my sister sell her house in Chester. Does the conveyancer order an EPC or it is for the seller to coordinate?
After the demise of HIPs, energy assessments was kept a compulsory component of selling a property. An energy assessment must be to hand in advance of the property being advertised. This is not a task that conveyancers normally organise. If you are using a Chester conveyancing lawyer they may help arrange energy performance certificates due to their relationships with long established Chester assessors
A colleague advised me that in buying a property in Chester there could be various restrictions prohibiting external changes to the property. Is this right?
There are a number of properties in Chester which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Chester should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Planning on purchasing a house in Chester. 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 Yorkshire BS 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 Chester conveyancer is on the Yorkshire BS conveyancing panel.
I am buying my first flat in Chester with the aid of help to buy. The builders would not reduce the price so I negotiated £7000 of additionals instead. The property agent told me not reveal to my solicitor about this deal as it will put at risk my loan with the lender. 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.
Due to the input of my in-laws I had a survey completed on a property in Chester in advance of retaining conveyancers. I have been told that there is a flying freehold element to the property. Our surveyor advised that some banks tend not issue a mortgage on such a house.
It varies from the lender to lender. Lloyds has different requirements for example to Halifax. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Chester. Conveyancing may be slightly more expensive based on your lender's requirements.
Helen (my wife) and I may need to rent out our Chester ground floor flat temporarily due to a career opportunity. We instructed a Chester conveyancing firm in 2001 but they have since shut and we did not have the foresight to get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
The lease governs relations between the landlord and you the leaseholder; specifically, it will indicate if subletting is banned, 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 Chester do not contain strict prohibition on subletting – such a provision would adversely affect the market value the flat. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.
I bought a 1st floor flat in Chester, conveyancing was carried out 9 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Chester with an extended lease are worth £192,000. The ground rent is £55 invoiced every year. The lease comes to an end on 21st October 2072
With 54 years left to run we estimate the premium for your lease extension to be between £32,300 and £37,400 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.