Can I be sure that the Freshwater conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in Freshwater seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer handling your conveyancing.
I am expecting a OIP from Principality this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Principality recommend any Freshwater solicitors on the Principality conveyancing panel, or is it better to go independently?
You will need to appoint Freshwater solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
After much negotiation I have agreed a price on an apartment in Freshwater. My mortgage broker pressured me to appoint their conveyancer. I paid an upfront payment of £175. Shortly after, the property lawyer called me sheepishly admitting that they were not on the Aldermore 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 Aldermore 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.
I know that there are debates on Chancel Insurance on online forums. Do I require this when purchasing a house in Freshwater? or Apparently there is a law dating back centuries that means some house owners residing in a parish church boundary may be liable to contribute towards maintenance towards the chancel within the church. Is this applicable for conveyancing in Freshwater?
Unless a prior purchase of the premises took place post 12 October 2013 you may expect conveyancing practitioners conducting conveyancing in Freshwater to continue to suggest a chancel search and or insurance against a claim.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Freshwater is where the house is located. Is there any advice you can impart?
Flying freeholds in Freshwater are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Freshwater you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Freshwater may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
What is different about your site and alternative internet conveyancing solicitors when it comes to conveyancing in Freshwater?
At this site obtain a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that appreciates the nuances for your conveyancing in Freshwater. Unlike many estate agents and brokerage sites we do not operate commission deals with solicitors. Many agents and online brokers 'recommend' the firm that pays the highest per referral, rather than the best value conveyancing in Freshwater
Can you provide any top tips for leasehold conveyancing in Freshwater from the perspective of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Freshwater can be bypassed if you get in touch lawyers the minute your agents start marketing the property and request that they start to put together the leasehold information needed by the purchasers’ conveyancers. Many landlords or Management Companies in Freshwater levy fees for supplying management packs for a leasehold property. You or your lawyers should find out the actual amount of the charges. The management pack sought as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Freshwater. In the event that you altered the property did you need the Landlord’s approval? Have you, for example installed wooden flooring? Most leases in Freshwater state that internal structural alterations or addition of wooden flooring require a licence issued by the Landlord acquiescing to such alterations. Should you fail to have the paperwork in place you should not contact the landlord without contacting your solicitor in advance. If there is a history of any disputes with your freeholder or managing agents it is very important that these are settled before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a flat where a dispute is unsettled. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to reveal the dispute as over as opposed to unsettled.
I acquired a 2 bed flat in Freshwater, conveyancing was carried out 5 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Freshwater with over 90 years remaining are worth £260,000. The ground rent is £50 per annum. The lease finishes on 21st October 2094
With only 75 years left to run the likely cost is going to span between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. You should 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 you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.