I decided to go with a high street firm for our conveyancing in Todmorden last week. After carefully reading the Terms it is apparent thatI am responsible for fees even where the conveyance does not complete. Should I ditch them and choose a web based solicitor practice promising no completion no cost conveyancing in Todmorden?
It is usually ‘give and take’ in that if "No Sale No Fee" is available then the fee levels will tend to be be more expensive to offset those cases that abort. Do bear in mind that these schemes generally do not protect you from expenses by way of example Todmorden conveyancing search charges.
I am assisting my step-mother sell her property in Todmorden. Does the solicitor commission the energy performance certificate or it is for me to coordinate?
Following the demise of Home Information Packs, energy performance certificates was retained a mandatory part of moving property. An EPC needs to be to hand before the property is advertised. It is not something that law firms normally organise. Where you are instructing a Todmorden conveyancing lawyer they might help arrange energy assessments due to their contacts with long established Todmorden providers
I have paid off my mortgage with Santander. I assume I don't need a Todmorden property lawyer on the Santander panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in Todmorden. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Over the last few months I have been searching for a ground for flat up to £245,000 and found one close by in Todmorden I like with amenity areas and transport links nearby, however it only has 61 years unexpired on the lease. I can't really find anything else in Todmorden for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a home loan the remaining unexpired lease term will be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.
Given that I am about to spend hundreds of thousands of pounds on a house in Todmorden I wish to have a conversation with the conveyancer about myhome move ahead of appointing the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer who will be doing your conveyancing in Todmorden.There is no ‘factory style conveyancing’ - each client is unique individual, not a file number. The law firms that we put you in touch with believe that the figure you are provided with for your conveyancing in Todmorden should be the amount on the final invoice that you end up paying.
I am attracted to a two apartments in Todmorden which have about 50 years remaining on the leases. Will this present a problem?
A lease is a legal document that entitles you to use the premises for a period of time. As the lease shortens the saleability of the lease deteriorates and results in it becoming more costly to extend the lease. For this reason it is often a good idea to increase the term of the lease. It is often difficult to sell a property with a short lease because mortgage lenders may be unwilling to lend money on such properties. Lease extension can be a protracted process. We advise that you seek professional assistance from a solicitor and surveyor with experience in this area.
I inherited a ground floor flat in Todmorden, conveyancing formalities finalised 6 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Todmorden with over 90 years remaining are worth £265,000. The ground rent is £50 per annum. The lease runs out on 21st October 2101
With only 76 years unexpired the likely cost is going to span between £8,600 and £9,800 plus professional fees.
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 the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.