I had intended to instruct a conveyancing solicitor in Victoria Dock for our house purchase. Our broker has since advised us that our bank Aldermore won't deal with them. Surely this is unduly restrictive?
A lender can direct that a panel conveyancer act for it. You would be expected to bear the charges for this. Please make use of our tool to get a quote from a solicitor to carry conveyancing in Victoria Dock on the Aldermore member panel.
We are selling our house in Victoria Dock and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any local lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using a factory type conveyancing outfit as opposed to a conveyancing solicitor in Victoria Dock. Having lived in Victoria Dock for many years we know that this is a non issue. Should we contact our local Authority to get clarification need.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You need to check with 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 ailment)
My father has recommend that I use his conveyancers in Victoria Dock. Do I take his guidance?
There are no two ways about it the ideal way to choose a conveyancing solicitor is to get guidance from friends or relatives who have used the firm that you are are thinking of instructing.
Helen (my wife) and I may need to sub-let our Victoria Dock ground floor flat for a while due to taking a sabbatical. We used a Victoria Dock conveyancing practice in 2004 but they have closed and we did not have the foresight to get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
A small minority of properties in Victoria Dock do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to review references. Experience suggests 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 permission.
I invested in buying a 1 bedroom flat in Victoria Dock, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Similar flats in Victoria Dock with over 90 years remaining are worth £176,000. The ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2071
With just 50 years unexpired the likely cost is going to range between £31,400 and £36,200 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.
When it comes to my conveyancing in Victoria Dock should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Victoria Dock conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.