I am searching for value for money property lawyer. Should I go for for a web based conveyancer as opposed to a local Godmanchester conveyancing solicitor?
In the main conveyancing solicitors in your neck of the woods will benefit from strong connections with your local authority, which can help with your Godmanchester conveyancing searches that your conveyancer will need to carry out. It can only help if they have good relationships with the Local Land Registry Office your area Godmanchester, other conveyancers in the neighbourhood and Godmanchester Estate Agents.
In what way does my ID and proof of funds have anything to do with my conveyancing in Godmanchester? Is this really warranted?
You are right in the requirement set out by your solicitor has nothing to do with conveyancing in Godmanchester. However these days you can not proceed with any conveyancing process if you have not submitting proof of your identity. This usually takes the form of a either your passport or driving licence and a council tax bill. Please note that if you are providing your driving licence as evidence of ID it needs to be both the paper part and photo card part, one is not sufficient in the absence of the other.
Proof of the source of money is required under Money Laundering Regulations. You should not be offended when when this is requested of you as your conveyancer must have this information on file. Your Godmanchester conveyancing lawyer will need to see evidence of proof of funds prior to accepting any money from you into their client account and they will also ask additional queries concerning the origin of funds.
We had chosen conveyancing lawyers with offices in Godmanchester on the Aldermore solicitor approved list. They have just billed me a supplemental fee for dealing with the Aldermore mortgage. Is this an additional conveyancing fee set by Aldermore?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your solicitor may levy a fee for this. The charge is not set by Aldermore but by your Godmanchester conveyancing practitioner. Plenty of firms on the Aldermore panel will levy ’dealing with mortgage’ fee and others do not.
We expect to receive a AIP from Kent Reliance this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Godmanchester solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?
You will need to appoint Godmanchester solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
Santander have agreed my mortgage in principle, my bid on a property in Godmanchester has been accepted, what are the next steps?
Your property agent will want to know who your solicitors are (ensure that the lawyers are on the bank’s panel). Contact Santander or the financial adviser and complete any appropriate forms. Santander will instruct a valuer who will get in contact with the selling agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Santander will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Godmanchester.
Am I best advised to instruct a Godmanchester conveyancing solicitor based in the area that I am buying? We have a good friend who can execute the legal work however they are based 300kilometers drive away.
The primary upside of using a local Godmanchester conveyancing firm is that you can visit the firm to execute paperwork, present your ID and apply pressure on them where appropriate. They will also have local knowledge which is a benefit. However it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and on the whole were impressed that should outweigh using an unfamiliar Godmanchester conveyancing lawyer just because they are local.
My wife and I may need to sub-let our Godmanchester basement flat temporarily due to a new job. We instructed a Godmanchester conveyancing practice in 2001 but they have closed and we did not think at the time seek any guidance as to whether the lease permits subletting. How do we find out?
A small minority of properties in Godmanchester do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I invested in buying a split level flat in Godmanchester, conveyancing was carried out 9 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Godmanchester with a long lease are worth £255,000. The average or mid-range amount of ground rent is £45 yearly. The lease comes to an end on 21st October 2092
With just 73 years remaining on your lease we estimate the price of your lease extension to span between £8,600 and £9,800 plus costs.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered 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 seeking the advice of a professional.