We instructed a Northfield based solicitor for our conveyancing in Northfield yesterday. Upon checking the official terms of business I noteI am liable for costs even if the sale doesn't happen. Should I ditch them and use a web based conveyancing brokerage promising no-sale-no-fee conveyancing in Northfield?
Generally there is a concession along the lines that if "No Sale No Fee" is offered then the conveyancing charges will generally be uplifted to cover the transactions that abort. You should be mindful that such arrangements rarely cover expenditure by way of example Northfield conveyancing search expenses.
Do banks and building societies provide you with an approved list of Northfield conveyancing solicitors? How do you know who is on the Nationwide conveyancing panel?
Northfield conveyancing firms themselves provide us confirmation that they are on the Nationwide conveyancing panel as opposed to being supplied with a list from Nationwide directly.
Me and my brother purchased a semi-detached Edwardian property in Northfield. Conveyancing lawyer represented me and Skipton Building Society. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Northfield and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with the conveyancing practitioner who conducted the purchase.
Am I best advised to appoint a Northfield conveyancing solicitor based in the vicinity that I am purchasing? We have a good friend who can handle the legal work however her office is a couple of hundredmiles away.
The benefit of a high street Northfield conveyancing practice is that you can pop in to execute paperwork, hand in your ID and apply pressure on them where appropriate. Having local Northfield know how is a benefit. That being said it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and in the main were impressed that must outweigh using an unknown Northfield conveyancing solicitor solely due to them being round the corner.
Last March I purchased a leasehold house in Northfield. Am I liable to pay service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a 1st floor flat in Northfield, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Comparable properties in Northfield with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £50 per annum. The lease runs out on 21st October 2093
With just 68 years unexpired we estimate the premium for your lease extension to span between £9,500 and £11,000 plus professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should 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.