Just contacted my conveyancing solicitor in Shinfield and Arborfield who acted for me 18 months ago asking for a conveyancing estimate based on the same type of house move (a leasehold premises and a freehold premises) of similar values with a home loan from Halifax. I am now being charged double. Should I look for a cheaper online conveyancer?
The estimate fees seem a tad high. Where you are prepared to invest time scrutinising costs you might get the conveyancing a bit cheaper by say £125. On the other hand, if you were pleased with the legal work the firm offered you couldlive to regret choosing an a cheaper solicitor. Don't forget to ensure that the conveyancer can represent Halifax. You can make use of our search tool to select a Shinfield and Arborfield conveyancing firm on the Halifax conveyancing panel, which can often include conveyancing solicitors in Shinfield and Arborfield.
Can your site be used to locate a Conveyancing solicitor in Shinfield and Arborfield even if I’m not purchasing or disposing of a house, for example if I wish to buy an office in Shinfield and Arborfield with a mortgage from Clydesdale?
The service is primarily there to help choose residential conveyancing solicitors in Shinfield and Arborfield but we have listed at the end of this page a few Shinfield and Arborfield commercial conveyancing firms. You should speak with the company directly to see if they are also authorised to represent Clydesdale
What is your number one tip for choosing a conveyancing solicitor in Shinfield and Arborfield
We would encourage you not to base your choice on the lowest Shinfield and Arborfield conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
I am helping my sister sell her property in Shinfield and Arborfield. Does the conveyancing solicitor commission the energy performance certificate or it is for me to coordinate?
Following the demise of Home Packs, energy assessments was left as a required component of selling a house. An energy performance certificate must be to hand before the property is marketed. This is not a task that conveyancers normally organise. If you are using a Shinfield and Arborfield conveyancing lawyer they might help arrange EPC’s given their relationships with reputable Shinfield and Arborfield accredited person
The mortgage over my property is with Virgin Money for my property in Shinfield and Arborfield. Conveyancing was finalised 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Virgin Money?
You must advise Virgin Money prior to letting out your property as this is likely to be a breach of Virgin Money’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. It should not be necessary to do this via a Virgin Money conveyancing panel firm.
I am looking for a ground for flat up to £305k and found one near me in Shinfield and Arborfield I like with open areas and railway links in the vicinity, however it's only got 61 remaining years left on the lease. There is not much else in Shinfield and Arborfield in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a mortgage the shortness of the lease will likely be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.
I am employed by a busy estate agency in Shinfield and Arborfield where we see a few flat sales put at risk due to short leases. I have been given contradictory information from local Shinfield and Arborfield conveyancing firms. Can you clarify whether the seller of a flat can commence the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I purchased a ground floor flat in Shinfield and Arborfield, conveyancing having been completed 3 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Shinfield and Arborfield with over 90 years remaining are worth £195,000. The ground rent is £45 invoiced every year. The lease expires on 21st October 2082
You have 63 years left to run we estimate the premium for your lease extension to span between £16,200 and £18,600 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.