If you had a top tip for selecting a conveyancing solicitor in Theale what would it be?
Do not opt for the cheapest Theale conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. 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 go into the conveyancing with your eyes wide open.
I am helping my niece sell her house in Theale. Does the conveyancer commission the energy performance certificate or it is for me to coordinate?
After the demise of Home Information Packs, energy performance certificates was kept a required element of moving house. An energy assessment should be to hand prior to the property being put on the market. It is not something that law firms normally arrange. If you are using a Theale conveyancing lawyer they might be willing to arrange energy assessments given their contacts with reputable Theale providers
UBS have agreed my home loan in principle, my offer on a property in Theale has been agreed to, now what?
The estate agent will want to be advised as to your conveyancer's details (be sure the property lawyers are on the bank’s panel). Call up UBS or the broker and finish off any outstanding documentation. UBS will appoint a valuer who will get in touch with the estate agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. UBS will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Theale.
I have been on the look out for a leasehold apartment up to £305k and found one round the corner in Theale I like with open areas and transport links nearby, the downside is that it only has 61 years on the lease. I can't really find anything else in Theale for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will likely be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.
Do I need to be concerned by estate agents that I am dealing with are encouraging me to use a nationwide conveyancing firm rather than a local Theale conveyancing company?
As is the case with many professional services, often referrals from connections can be extremely useful or valuable. Nevertheless there are numerous players in a conveyancing deal; estate agents, financial adviser and lenders may put forward conveyancers to select. Sometimes these conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there exists a financial incentive behind the endorsement. You have the discretion to appoint your preferred conveyancer. You need to be aware that the majority of mortgage providers have an approved list of conveyancers you have to use for the mortgage aspect of your conveyancing.
Last June I purchased a leasehold flat in Theale. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I purchased a 1st floor flat in Theale, conveyancing formalities finalised in 2012. How much will my lease extension cost? Equivalent properties in Theale with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £45 yearly. The lease expires on 21st October 2085
With only 67 years unexpired we estimate the premium for your lease extension to be between £10,500 and £12,000 as well as 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 provide a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.
We have been informed by various friends that it can take up to two months for Theale conveyancing to complete.This was 3 ago. The paperwork was only forwarded from the vendors lawyer a couple of days ago so now does it countdown?
Six to 8 weeks is a very unreliable timescale. Addressing precisely how how many weeks Theale conveyancing will take is an impossible task. Every Theale conveyancing transaction will have it’s specific set of concerns. As a result your lawyer should find it difficult to give representations as to the length of time it will take to finalise your conveyancing in Theale.