In the event thatI were to acquire a freehold propertyin Hale Barns for cash and have no survey and no conveyancing searches how much should I expect to to save on my conveyancing in Hale Barns?
The sole reduction in fees you would achieve is the Hale Barns conveyancing searches. The property lawyer is required to do the vast majority of work - money laundering, liaising with your vendors solicitor, SDLT submission, register the ownership etc. You might save a bit for them not having to register a mortgage however it won't be significant.
I had a mortgage agreed in principle with Santander. Hale Barns conveyancing lawyers have been selected. How long does it take for Santander to issue the offer to the conveyancer?
There is no definitive answer here. Have Santander completed the valuation? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am expecting a OIP from Santander this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Hale Barns solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Hale Barns solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
At last I have had an offer on a flat in Hale Barns agreed to, the sellers do however have an associated purchase. The owners have put an offer on a flat, but it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have selected a high street conveyancing solicitor in Hale Barns. What do I do now? When should I get the mortgage application with Principality going?
It is usual to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of £1k, then valuation, Hale Barns conveyancing search fees, etc). The first course of action is to ensure that your conveyancing practitioner is on the Principality approved list. As to the subsequent steps this very much depends on the circumstances of your transaction, desire for this property and on the state of the market. In a hot market some purchasers would apply for a home loan with Principality and arrange for the valuation and only if it comes back ok would they request their conveyancing practitioner to move forward with searches.
I used Stirling Law several years ago for my conveyancing in Hale Barns. I now require my papers but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hale Barns of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Hale Barns is where the house is located. What do you suggest?
Flying freeholds in Hale Barns are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hale Barns you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hale Barns may decide 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 premises.
I am hoping to put an offer on a small detached house that seems to be perfect, at a reasonable price which is making it more attractive. I have subsequently been informed that it's a leasehold rather than freehold. I am assuming that there are issues purchasing a house with a leasehold title in Hale Barns. Conveyancing advisers have are soon to be appointed. Will my lawyers set out the risks of buying a leasehold house in Hale Barns ?
Most houses in Hale Barns are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are buying in Hale Barns in which case you should be looking for a Hale Barns conveyancing practitioner and check that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as obtaining the landlord’sconsent to carry out alterations. It may be necessary to pay a contribution towards the maintenance of the communal areas where the property is located on an estate. Your conveyancer should report to you on the legal implications.
I own a ground floor flat in Hale Barns, conveyancing having been completed October 1999. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Hale Barns with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 levied per year. The lease ends on 21st October 2071
With just 50 years unexpired we estimate the price of your lease extension to span between £31,400 and £36,200 as well as legals.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.