The housing market in Robertsbridge is heating up. What can I do to expedite matters?
First, If the seller is applying a tight deadline for your conveyancing we would recommend that your lawyer is familiar with the location as they will benefit local relationships and insight. It is even conceivable that they could have handled previoushomes in the same street. Therefore consider using a Robertsbridge conveyancing lawyer. In addition, ensure that the conveyancing firm is on the on the approved list for your mortgage company. It is claimed that 18% of Robertsbridge conveyancing deals are held up or jeopardised after finding out that a buyer’s solicitor was not on their mortgage lender’s panel. In many cases this discovery resulted in the conveyancing being frustrated by as much as 21 days. It is said that this issue impacts approximately one hundred thousand home sales every year. Most Robertsbridge conveyancing practices can not act for certain mortgage companies so do check as early as possible.
This question may be naive but I am unseasoned as FTB of a ground floor flat in Robertsbridge. Do I pick up the keys to the house on completion from my solicitor? If this is the case, I will appoint a local conveyancing solicitor in Robertsbridge?
On the day of completion you will not be required to go to the conveyancers office in Robertsbridge. Conveyancing lawyers for you will transfer the completion advance to the vendor’s solicitors, and once they have received this, you should be able to receive the keys from the Estate Agents and start moving into the property. Usually this happens early afternoon.
Can I be sure that the Robertsbridge conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Robertsbridge getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer conducting your transaction.
I have instructed a Robertsbridge lawyer having made sure that they are on the Skipton conveyancing panel. Does my lawyer arrange the survey of the property?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton 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 Robertsbridge postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Robertsbridge.
five months have elapsed following my purchase conveyancing in Robertsbridge completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Robertsbridge differ for new build properties?
Most buyers of new build property in Robertsbridge approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is built. This is because new home sellers in Robertsbridge typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Robertsbridge or who has acted in the same development.
My wife and I purchased a leasehold flat in Robertsbridge. Conveyancing and TSB mortgage organised. A letter has just been received from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1998. The conveyancing solicitor in Robertsbridge who previously acted has now retired. Do I pay?
The first thing you should do is make enquiries of HMLR to make sure that the individual purporting to own the freehold is indeed the new freeholder. You do not need to incur the fees of a Robertsbridge conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the registered owner of a split level flat in Robertsbridge, conveyancing was carried out November 2010. Can you work out an approximate cost of a lease extension? Similar properties in Robertsbridge with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £60 per annum. The lease runs out on 21st October 2076
With just 57 years unexpired we estimate the premium for your lease extension to be between £28,500 and £33,000 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.