Our family solicitor has quoted £1400 for freehold conveyancing in Tadley. I am hoping to sell a purpose built house for £250,000. This appears too much. Is it above what I should be paying for conveyancing in Tadley?
The charges are a little high. If you shop around you might get the conveyancing a bit cheaper by perhaps £100 plus VAT. That being said, you mightcome to rue opting for an an untested solicitor. Remember to enquire the firm can also act for your lender. You can use our comparison tool to choose a Tadley conveyancing company on the lender’s member panel which can often include conveyancing solicitors in Tadley.
Do the Building Society Association intend to launch a searchable register to list solicitors on the Loughborough BS conveyancing panel for example in Tadley?
We have not been informed any plans on the part of the BSA to develop such a register.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Tadley property lawyer on the UBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
It is unclear whether my lender requires a lease extension. I have telephoned my Tadley building society branch on various occasions and was told they are content with the situation and they would lend. My Tadley conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend in accordance with their specific requirements. Who do I believe?
Provided that the conveyancing practitioner is on the mortgage company panel, she or he must follow the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank 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 remaining.
I recently had an offer accepted on an apartment in Tadley. My mortgage broker suggested a property lawyer. I paid an upfront payment of £200. A couple of days later, the solicitor called me embarrassingly acknowledging that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
The deeds to our home are lost. The lawyers who dealt with the conveyancing in Tadley 5 years ago no longer exist. Will I be able to sell the house?
As long as you have a registered title the details of your ownership will be held by HMLR under a Title Number. It is possible to carry out a search at the Land Registry, identify your property and get current copies of the Registered Entries for a small fee. Where the property is Leasehold then the Land Registry will also normally hold a file duplicate of the Registered Lease and again, a copy can be obtained for a small fee.
What advice can you give us when it comes to finding a Tadley conveyancing firm to deal with our lease extension?
When appointing a conveyancer for lease extension works (regardless if they are a Tadley conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with several firms including non Tadley conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be helpful:
If the firm is not ALEP accredited then why not?
I bought a 1st floor flat in Tadley, conveyancing formalities finalised 5 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Tadley with over 90 years remaining are worth £260,000. The ground rent is £50 invoiced annually. The lease ends on 21st October 2094
With only 75 years unexpired the likely cost is going to span between £8,600 and £9,800 plus legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns 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 getting professional advice.