Just been in touch with my conveyancing solicitor in Exeter who completed the legal work 18 months ago asking for a conveyancing estimate based on the same type of house sale & purchase (a leasehold premises and a freehold property) of almost identical values with a mortgage from Bank of Scotland. I am now being quoted twice the amount. Better the devil I know or do I try and find an alternative conveyancer?
The estimate does seem a tad on the high side. If you you were to look around you could shave off some of the cost by say £125. On the other hand, providing that you were content with the service the firm gave you mightlive to regret choosing an an untested solicitor. Remember to check the conveyancer can act for Bank of Scotland. Do use our search tool to choose a Exeter conveyancing firm on the Bank of Scotland approved list of lawyers, which can often include conveyancing solicitors in Exeter.
I just bought a flat at auction in Exeter. Conveyancing is required. What is next?
Having exchanged you will need to retain a conveyancing lawyer soon as you will have a fast approaching deadline in which to complete the transaction. Every auction property will have a bespoke auction set of papers. This will include most,if not all of the documents that your solicitor requires. If you have purchased leasehold premises the legal papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to a leasehold property. You must hand this to the solicitor working for you ASAP. Do make sure that you have funds in order to complete on the on the contractual date .
Completion of my remortgage has taken place for my property in Exeter. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I recently had an offer accepted on a house in Exeter. My mortgage broker pressured me to appoint their solicitor. I paid an upfront payment of £225. A few days later, the lawyer contacted me embarrassingly acknowledging that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Are there restrictive covenants that are commonly picked up during conveyancing in Exeter?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Exeter. 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…’
Is it best to instruct a Exeter conveyancing solicitor based in the vicinity that I am buying? An old friend can perform the legal work however his firm is located 400miles away.
The primary upside of using a high street Exeter conveyancing practice is that you can attend the office to execute paperwork, hand in your identification documents and pester them where appropriate. Having local Exeter know how is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and on the whole were impressed that must surpass using an unfamiliar Exeter conveyancing solicitor just because they are Exeter based.
I am employed by a long established estate agency in Exeter where we have experienced a few leasehold sales jeopardised due to leases having less than 80 years remaining. I have received inconsistent advice from local Exeter conveyancing solicitors. Could you shed some light as to whether the vendor of a flat can start the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I acquired a leasehold flat in Exeter, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Equivalent properties in Exeter with a long lease are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease finishes on 21st October 2101
With just 80 years remaining on your lease we estimate the premium for your lease extension to range between £8,600 and £9,800 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.