Recently been in touch with my conveyancing lawyer in Corwen who completed the legal work two years ago asking for a conveyancing estimate based on the same type of house move (a leasehold property and a freehold property) of almost identical values with a loan from Clydesdale. I am now being charged double. Am I right to be tempted to shop around for an alternative property lawyer?
The estimate does seem a tad on the high side. If you are happy to expend time comparing costs you could get the conveyancing a bit cheaper by perhaps a hundred pounds. That being said, providing that you were pleased with the legal work the firm gave you couldlive to rue choosing an an unknown conveyancer. If is important to be sure the firm can represent Clydesdale. Do utilise our search tool to find a Corwen conveyancing firm on the Clydesdale conveyancing panel, which can often include conveyancing solicitors in Corwen.
AssumingI was to purchase a straightforward propertyin Corwen mortgage fee and dispense with a survey and no local authority searches how much would I expect to to save on my conveyancing in Corwen?
The sole reduction in fees you would achieve is the Corwen conveyancing searches. Your lawyer is required to do the vast majority of work - money laundering, communicating with your vendors property lawyer, SDLT submission, register the title etc. You might save a bit for them not needing to register a charge but it won't be a lot.
Forgive me if this question is silly but I am unseasoned as FTB of a ground floor flat in Corwen. Do I collect the keys to the house on completion from my solicitor? If so, I will use a High Street conveyancing solicitor in Corwen?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you should be called to collect the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.
Last month we had a mortgage agreed in principle with RBS. Corwen conveyancing practitioners have been chosen. How long does it take for RBS to issue the offer to the conveyancing practitioner?
There is no definitive answer here. Have RBS conducted the survey? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Aldermore have agreed my home loan in principle, my offer on a apartment in Corwen has been agreed to, what happens next?
The property agent will need to know who your solicitors are (ensure that the conveyancers are on the lender’s approved list). Contact Aldermore or your financial adviser and finish off any appropriate paperwork. Aldermore will instruct a valuer who will get in contact with the estate agent or vendor to arrange a slot for the valuation to take place. Once conducted (assuming no problems) it takes on average a week to get a mortgage offer. Aldermore will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Corwen.
I need to find a conveyancing solicitor for sale conveyancing in Corwen. I happened to chance upon a web site which seems to have the perfect offering If it is possible to get all the legals done via web that would be ideal. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
If all goes to plan we aim to complete the disposal of our £150,000 garden flat in Corwen in 8 days. The freeholder has quoted £324 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Corwen?
Corwen conveyancing on leasehold flats usually requires the purchaser’s solicitor sending enquiries for the landlord to address. Although the landlord is under no legal obligation to address such questions most will be content to do so. They may invoice a reasonable charge for responding to questions or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is £350, in some transactions it exceeds £800. The administration charge invoiced by the landlord must be sent together with a synopsis of rights and obligations in relation to administration fees, otherwise the charge is technically not due. In reality one has no option but to pay whatever is requested of you if you want to complete the sale of your home.
I bought a 1st floor flat in Corwen, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Corwen with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 per annum. The lease ends on 21st October 2083
With only 61 years unexpired we estimate the premium for your lease extension to range between £19,000 and £22,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.