Just been in touch with my conveyancing solicitor in Tring who conducted the legals two years ago asking for a conveyancing costs illustration based on the same type of home move (a leasehold premises and a freehold premises) of almost identical values with a home loan from Bank of Ireland. It looks as though am now being quoted double. Am I right to be tempted to shop around for a cheaper online firm of conveyancing solicitor?
The estimate does seem a little on the high side. Where you are happy to invest time comparing prices you could get the conveyancing a bit cheaper by perhaps £100 plus VAT. On the other hand, assuming were satisfied with the service the firm offered you couldlive to regret choosing an an unknown conveyancer. If is important to enquire that the solicitor can represent Bank of Ireland. You can employ our search tool to locate a Tring conveyancing firm on the Bank of Ireland approved list of lawyers, which can often include conveyancing solicitors in Tring.
My partner and I are downsizing from our house in Tring and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers used a web based conveyancing firm rather than a conveyancing solicitor in Tring. We have lived in Tring for 4 years we know that this is a non issue. Is it a good idea to contact our local Authority to get confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You need to 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 health insurance to cover that same illness)
I have todaydiscovered that Action Conveyancing have been shut down. They carried out my conveyancing in Tring for a purchase of a leasehold flat 12 months ago. How can I be sure that the property is not still registered in the name of the former proprietor?
The easiest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Tring conveyancing specialists.
My husband and I may need to let out our Tring ground floor flat temporarily due to taking a sabbatical. We used a Tring conveyancing practice in 2004 but they have closed and we did not have the foresight to get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
A small minority of properties in Tring 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 review 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 consent.
Tring Leasehold Conveyancing - Examples of Queries before Purchasing
Are any of leasehold owners in dispute over their service charge payments? In the main the cost for major works tend not to be built into the service charges, albeit that there some managing agents in Tring require leasehold owners to contribute towards a reserve fund and this is used to offset against larger works. How much is the service charge and ground rent on the flat?
My conveyancers in Tring have advised me that they can not locate my conveyancing file. To assist with my purchase I took out a mortgage with the lender. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.