Finally, a loan agreement from HSBC for the remortgage of my 2 bedroom maisonette is coming any day now. Are you able to suggest a cheap conveyancing practitioner in Raunds?

You have come to the wrong site to search for the lowest fares for conveyancing solicitors in Raunds. We can offer you excellent value conveyancing but we do not advertise as being the cheapest. Do not be fooled by companies offering £99 conveyancing in Raunds. The optimum result, in going for cheap conveyancing, you will earn what you pay for and at worst you will end up being stung for additional fees and still not end up with the service expected.

I have decided to exercise my right to buy my property in Raunds off the council. I have a mortgage offer with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.

Completion of my purchase has taken place for my property in Raunds. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I have instructed a Raunds conveyancer having made sure that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?

RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Raunds postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in Raunds.

Will our lawyer be raising questions concerning flooding during the conveyancing in Raunds.

Flooding is a growing risk for conveyancers dealing with homes in Raunds. There are those who buy a property in Raunds, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Conveyancers are not qualified to offer advice on flood risk, but there are a various searches that may be carried out by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Raunds. The conventional set of property information forms given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the seller to find out if the premises has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the vendor, then a purchaser could issue a compensation claim as a result of such an inaccurate response. The buyer’s lawyers may also order an enviro search. This should higlight if there is any known flood risk. If so, additional inquiries should be initiated.

I am hoping to sign contracts shortly on a ground floor flat in Raunds. Conveyancing lawyers have said that they report fully tomorrow. What should I be looking out for?

The report on title for your leasehold conveyancing in Raunds should include some of the following:

Do you need to have carpet in the flat or are you allowed wood flooring? Setting out your legal entitlements in relation to common areas in the block.For instance, does the lease contain a right of way over an accessway or staircase? You should have a good understanding of the insurance requirements You must be told what constitutes a Nuisance as far as the lease is concerned What options are open to you if an adjoining owner breaches a clause of their lease?

I inherited a garden flat in Raunds, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Similar flats in Raunds with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease comes to an end on 21st October 2086

With 60 years left to run the likely cost is going to range between £20,000 and £23,000 plus professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should 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. Please do not take any other action based on this information without first seeking the advice of a professional.

If instructed can a conveyancer remove someone from the title of my property in Raunds ?

Removing or adding someone to the title of your home is relatively straightforward. You’ll need to appoint a property lawyer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a solicitor