It has taken forever and a day but a mortgage agreement from Santander for the refinancing of my 4 bedroom apartment is coming by the end of next week. Are you able to suggest a low cost conveyancing practitioner in Duxford?
You have come to the wrong place to search for cut-price fees for conveyancing solicitors in Duxford. Our aim is to provide excellent value conveyancing but we do not aim to advertise as being the cheapest. Resist the temptation to appoint companies seducing you with £99 conveyancing in Duxford. At best, in being led by low cost conveyancing, you will end up with what you pay for and at worst it will result in you paying a lot in extras and still not end up with the service expected.
My brother-in-law has suggested I instruct a conveyancing solicitor in Duxford. I I am struggling to find out whether they are on the National Westminster Bank approved list of lawyers. Could you assist?
You should phone the lawyer and enquire whether they can act for the bank. Otherwise you should call National Westminster Bank who may be able to confirm.
My wife and I have arranged a further advance on our home loan from Aldermore as we want to conduct renovations to our house in Duxford. Are we obliged to appoint a local Duxford solicitor on the Aldermore conveyancing panel to deal with the legals?
Aldermore don't usually appoint a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore conveyancing panel.
My wife and I are spending time viewing houses in Duxford and I am about to put in an offer. Is it sensible to have my conveyancer on ‘stand by’? I will be getting a mortgage with HSBC.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are seeking a mortgage with HSBC, make sure you remember to check that your lawyer is on the HSBC conveyancing panel.
After shopping around on the internet I have found a Duxford lawyer having checked that they are on the Co-operative conveyancing panel. Does my lawyer arrange the survey of the property?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Duxford postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Duxford.
I've recently bought a leasehold house in Duxford. Do I have any liability for service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the registered owner of a 2 bed flat in Duxford, conveyancing formalities finalised August 2009. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Duxford with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease expires on 21st October 2084
With only 65 years remaining on your lease the likely cost is going to be between £13,300 and £15,400 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.
I happen to be an executor of my recently deceased mother’s Will, with a property in Duxford which is to be marketed. The bungalow has never been registered at the Land Registry and I'm told that many buyers solicitors will insist that it is in place before they will proceed. What's the mechanism for this?
In the situation you refer to it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.