My wife and I have recently appointed a conveyancing solicitor in Wallingford. I I am struggling to find out whether they are on the Bank of Ireland approved list of lawyers. Could you assist?
The first thing to do is phone the conveyancer and enquire if they can act for the bank. Alternatively you should call Bank of Ireland who may be able to confirm.
If you had a top tip for selecting a conveyancing solicitor in Wallingford what would it be?
We would encourage you not to go for the lowest Wallingford conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. 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 currently have a mortgage with RBS for my property in Wallingford. Conveyancing has been completed a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform RBS?
RBS must be informed of your intention before letting out your property as this is likely to be a breach of RBS’s mortgage conditions. It may be that RBS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. You need not do this via a RBS conveyancing panel firm.
I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Coventry BS are being a right pain. The Wallingford solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How does conveyancing in Wallingford differ for new build properties?
Most buyers of new build property in Wallingford come to us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is constructed. This is because new home sellers in Wallingford usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Wallingford or who has acted in the same development.
I'm remortgaging my current home to a BTL loan with Barclays and I will use the rest of the raised equity as a deposit on further property. The location we are looking at is Wallingford. Will your lawyers be able to act for the two mortgage companies and tie in the transactions?
Make use of our comparison tool on this page to ensure that the solicitors are on the relevant lender panels. On the basis that they are the lawyer will be able to tie up the two conveyancing matters but you should talk with you conveyancer and make apparent your desired outcome and requirements.
I have just started marketing my basement flat in Wallingford. Conveyancing is yet to be initiated, however I have recently had a yearly maintenance charge invoice – should I leave it to the buyer to sort out?
It best that you pay the maintenance contribution as normal because all ground rent and service charges should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I bought a ground floor flat in Wallingford, conveyancing formalities finalised December 1996. 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? Corresponding properties in Wallingford with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £60 levied per year. The lease runs out on 21st October 2075
With only 56 years unexpired the likely cost is going to range between £29,500 and £34,000 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and clearly you 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.