In the event thatI was to buy a simple residential homein Sherborne for cash and dispense with a survey and no conveyancing searches how much would I expect to to save on my conveyancing in Sherborne?
The sole reduction in fees you would make on is the Sherborne conveyancing searches. Your conveyancer still be obliged to do everything else - money laundering, liaising with your vendors conveyancer, stamp duty submission, register the property etc. A marginal saving might be made by not needing to register a mortgage but it will not be significant.
I am downsizing from our home in Sherborne and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers are using an internet conveyancing practice rather than a conveyancing solicitor in Sherborne. We have lived in Sherborne for 4 years we know that this is a non issue. Do we get in touch with our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
My cousin has urged me to appoint his lawyers for conveyancing in Sherborne. Should I use them?
No doubt the ideal way to find a conveyancing solicitor is to have guidance from friends or family who have experience in using the firm that you are are thinking of instructing.
I wish to sublet my leasehold apartment in Sherborne. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
A small minority of properties in Sherborne do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I bought a split level flat in Sherborne, conveyancing formalities finalised in 1998. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Sherborne with a long lease are worth £202,000. The average or mid-range amount of ground rent is £55 yearly. The lease expires on 21st October 2077
You have 56 years left to run we estimate the premium for your lease extension to be between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.
How easy is it to change a solicitor as I need to find a Sherborne based firm who is on the lender conveyancing panel. Is it practical to instruct different lawyers?
If you haven't yet instructed a solicitor to do anything for you and have just received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Sherborne that you're thinking of instructing.