Is there a reason why leasehold purchase conveyancing in Wantage costs more?
Wantage leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving relevant notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
What is the difference between a licensed conveyancer and conveyancing solicitor in Wantage
Two types of professional can conduct conveyancing in Wantage namely CLC regulated conveyancers or solicitors. The two can handle the legal services that you need to complete the sale or acquisition of property. Both are duty bound to carry out Wantage conveyancing on similar quality and guidelines so you may be sure that your conveyancing will be properly conducted and that the requisite procedures should be appropriately followed.
We are getting a further advance on our home loan from Santander as we intend to carry out alterations to our house in Wantage. Are we obliged to choose a nearby Wantage solicitor on the Santander conveyancing panel to deal with the paperwork?
Santander don't usually require firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander panel.
My offer was accepted on an apartment in Wantage on 25/2/2019, valuation was booked five days later, received a clean bill of health. Property lawyer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Lloyds and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Lloyds conveyancing panel. Are Lloyds entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.
My partner and I are planning on selling our property in Wantage and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A high street Wantage lawyer would know that there is no such problem. It does beg the question why the purchasers used a web based conveyancing outfit as opposed to a conveyancing solicitor in Wantage. Having lived in Wantage for three years we know of no issue. Is it a good idea to contact our local Authority to seek clarification need.
It sounds as though you may have a conveyancing solicitor 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 sickness)
Is it best to appoint a Wantage conveyancing solicitor who is local to the property I am hoping to buy? I have an old university friend who can execute the legal formalities however his firm is located over three hundred kilometers away.
The primary upside of using a local Wantage conveyancing practice is that you can attend the office to execute documents, hand in your ID and pester them where appropriate. They will also have local knowledge which is a plus. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and on the whole were content that must outweigh using an unfamiliar Wantage conveyancing lawyer solely due to them being local.
I have just started marketing my ground floor apartment in Wantage. Conveyancing is yet to be initiated, however I have recently received a half-yearly service charge demand – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should pay the invoice as usual given that all rents and maintenance charges will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless 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 invested in buying a garden flat in Wantage, conveyancing was carried out 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Wantage with an extended lease are worth £222,000. The ground rent is £50 yearly. The lease finishes on 21st October 2090
With only 71 years remaining on your lease we estimate the premium for your lease extension to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.