Is there a reason to instruct a Sandhurst conveyancing firm when online alternatives are easier on the wallet?
By all means make sure that you scrutinise conveyancing costs in Sandhurst and you should seek an affordable estimate but don’t become consumed with searching for the lowest priced Sandhurst conveyancer. Identifying the right conveyancer can mark the difference between a seamless and a frustrating home move. It is important that you ensure that you have expert advice from a trusted conveyancer. An e-mail can never take the place of a telephone conversation and can never replicate a one to one meeting. Our partner firms will find you a qualified and experienced conveyancing solicitor that will deal with your conveyancing from from the outset to completion, giving the sort of hand holding that you will never get with an internet conveyancer. Our lawyers will inform you on headway making sure that you are never in the dark. Should it ever be necessary to contact the firm you will be sure who you need to speak to and we'll be sure you're not left wondering what's going on.
My husband and I have arranged the release of further monies on our home loan from UBS as we wish to conduct improvements to our home in Sandhurst. Do we need to select a local Sandhurst solicitor on the UBS conveyancing panel to deal with the legals?
UBS don't usually appoint firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS panel.
I am currently in the process of buying my council flat in Sandhurst. I have a mortgage agreed with Skipton. 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 Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Sandhurst building society branch on various occasions and was told they are content with the situation and they would lend. My Sandhurst conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend based on their published requirements. Who do I believe?
As long as the conveyancer is on the mortgage company approved list, they must comply with the CML Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
It has been three months since my purchase conveyancing in Sandhurst took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. 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.
Are there common defects that you encounter in leases for Sandhurst properties?
There is nothing unique about leasehold conveyancing in Sandhurst. Most leases are individual and legal mistakes in the legal wording can result in certain provisions are not included. The following missing provisions could result in a defective lease:
A duty to insure the building A provision for the recovery of money spent for the benefit of another party.
You could have difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Santander, Bank of Scotland, and Bank of Ireland all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, obliging the purchaser to withdraw.
I inherited a 2 bed flat in Sandhurst, conveyancing formalities finalised August 2008. Can you work out an approximate cost of a lease extension? Equivalent flats in Sandhurst with over 90 years remaining are worth £191,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease ceases on 21st October 2075
With 53 years unexpired the likely cost is going to span between £27,600 and £31,800 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.
Why do I have to provide my property lawyer with numerous items of ID before I can commence with selling or purchasing a property in Sandhurst?
Sandhurst property lawyers are required by the Law Society, Solicitors Regulation Authority, HM Land Registry and current Money Laundering legislation to record that the have verified the identity of their clients. It will also be a requirement of your bank where you are taking a mortgage. Furthermore they have to complete various forms, particularly those relating to SDLT and need to have information such as your full names, NI number and DOB.