Can the conveyancing lawyers that you recommend perform conveyancing in Godmanchester by way of an attended exchange?
We do have a number of conveyancing experts carrying out attended exchanges. Do call us to get a conveyancing quote and details as to availability.
is it true that all Godmanchester solicitor firms on the Co-operative conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Co-operative conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. The majority of mortgage companies do allow licenced conveyancers on their panel and in that case the practice would be overseen by the Council of Licensed Conveyancers.
After much negotiation I have agreed a price on a house in Godmanchester. My financial adviser suggested a conveyancer. I paid an on account payment of £225. A couple of days later, the conveyancer contacted me to say that they were not on the Leeds Building Society 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 Leeds Building Society 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.
Intending to buy a maisonette in Godmanchester. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Godmanchester lawyer is on the Bank of Ireland conveyancing panel.
We are selling our home in Godmanchester and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Godmanchester lawyer would know this is not the case. It does beg the question why the purchasers instructed a national conveyancing outfit rather than a conveyancing solicitor in Godmanchester. We have lived in Godmanchester for three years we know that this is a non issue. Is it a good idea to contact our local Authority to get clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
Do I need to be concerned by 3rd parties that I am dealing with are suggesting an internet conveyancing firm rather than a local Godmanchester conveyancing firm?
As with lots of service providers, often recommendations from family and friends can be extremely useful or valuable. But there are lots of people with a keen interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies might all put forward solicitors to appoint. On occasion these lawyers might be known to one of the organisations as one of the best in their field, but occasionally there might be a financial incentive behind the endorsement. You are free to appoint your preferred conveyancer. You need to be aware that many banks specify a panel list of conveyancers you are obliged to use for the mortgage related work in your transaction.
I only have 72 years remaining on my lease in Godmanchester. I now want to get lease extension but my freeholder is absent. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to track down the freeholder. On the whole an enquiry agent should be useful to conduct investigations and to produce a report which can be accepted by the court as evidence that the landlord can not be located. It is advisable to get professional help from a conveyancer in relation to investigating the landlord’s absence and the application to the County Court covering Godmanchester.
I acquired a ground floor flat in Godmanchester, conveyancing was carried out 5 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Godmanchester with an extended lease are worth £260,000. The ground rent is £45 invoiced every year. The lease comes to an end on 21st October 2094
With just 74 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 as well as legals.
The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive investigations. You should 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.