At what point does exchange of contracts take place for residential conveyancing in Hungerford and do I need to be at the conveyancers office?
If you are round the corner to one of the conveyancing solicitors in Hungerford you are welcome to attend to sign the paperwork. However, the lender approved solicitors we work with supply countrywide coverage for conveyancing and provide just as comprehensive and professional a job for you when communicating with you by post or email. The signing of the contract is not the critical part. A signed contract simply enables the firm to officially exchange when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Hungerford)to be in the office at the appropriate time.
Despite weeks of looking the Title Certificate and documents to our home are lost. The conveyancers who conducted the conveyancing in Hungerford 10 years ago have long since closed. What do I do?
Nowadays there are duplicates made of almost everything, and your lawyer should know exactly where to locate all the relevant documentation so you may purchase or sell your property without a hitch. If copies are not available, your solicitor can put in place insurance or indemnities protecting you against possible claims on the premises.
I'm purchasing my first flat in Hungerford with the aid of help to buy. The developers would not budge the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not inform my conveyancer about the deal as it will adversely affect my mortgage with Birmingham Midshires. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a simple, no chain conveyancing. Hungerford is where the house is located. Can you offer any guidance?
Flying freeholds in Hungerford are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hungerford you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hungerford may determine 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 are your top tips when it comes to choosing a Hungerford conveyancing practice to deal with our lease extension?
If you are instructing a property lawyer for lease extension works (regardless if they are a Hungerford conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you speak with two or three firms including non Hungerford conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:
What are the charges for lease extension conveyancing? Can they put you in touch with clients in Hungerford who can give a testimonial?
I am the registered owner of a leasehold flat in Hungerford, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Hungerford with an extended lease are worth £227,000. The ground rent is £50 per annum. The lease runs out on 21st October 2090
With just 72 years left to run we estimate the price of your lease extension to span between £9,500 and £11,000 plus costs.
The suggested premium range 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. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.