I went with a local solicitor for our conveyancing in Euston last week. Looking through the fine print I seewe are responsible for fees even where the transaction does not complete. Would I be best advised to use an on-line solicitor practice advertising no move no charge conveyancing in Euston?
It is usually a trade off in that if "No Sale No Fee" is available then the fee levels will generally be more expensive to counteract the cases that fail to complete. You should be mindful that these promotions generally do not protect you from expenditure for instance Euston conveyancing search costs.
Why is leasehold purchase conveyancing in Euston is more expensive?
Euston leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving applicable notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
My aunt informed me that in buying a property in Euston there could be a number of restrictions prohibiting external alterations to the property. Is this right?
There are anumerous of properties in Euston which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Euston should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Completion of my remortgage has taken place for my property in Euston. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am selling my flat. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, UBS are being a right pain. The Euston solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I opted to have a survey carried out on a house in Euston before retaining solicitors. I have been advised that there is a flying freehold overhang to the property. The surveyor advised that some lenders may not give a loan on a flying freehold house.
It depends who your proposed lender is. HSBC has different requirements for example to Halifax. If you e-mail us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Euston. Conveyancing will be smoother if you use a solicitor in Euston especially if they regularly deal with such properties in Euston.
All being well we will complete our sale of a £225,000 flat in Euston next week. The landlords agents has quoted £372 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge such fees for a leasehold conveyance in Euston?
Euston conveyancing on leasehold flats more often than not requires the buyer’s lawyer submitting questions for the landlord to address. Although the landlord is not legally bound to respond to such questions the majority will be content to do so. They are entitled to charge a reasonable charge for answering questions or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is over three hundred pounds, in some situations it is in excess of £800. The administration charge invoiced by the landlord must be accompanied by a synopsis of rights and obligations in respect of administration fees, otherwise the charge is technically not due. Reality however dictates that one has little choice but to pay whatever is requested of you should you wish to exchange contracts with the buyer.
I acquired a studio flat in Euston, conveyancing was carried out August 1998. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Euston with a long lease are worth £197,000. The ground rent is £55 levied per year. The lease finishes on 21st October 2074
With just 55 years remaining on your lease the likely cost is going to be between £31,400 and £36,200 plus professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.