We were about to choose a conveyancing solicitor in Wantage listed on your site but stumbled across alternative fee calculations via the web appear less pricey – how come?
One can find lots of solicitors offering at first sight what seems to be extremely cheap conveyancing in Wantage. You should think twice about how important this transaction is to you that you are willing to take 'cheap' risks with regard to the standard of the legal work. Many of them accentuate a bargain fee as a headline but bury supplemental fees in the fine print..
I am assisting my niece sell her house in Wantage. Does the conveyancer order an energy performance certificate or should I organise this?
Following the abolition of HIPs, energy performance certificates was left as a required element of moving house. An energy assessment must be commissioned prior to the property being advertised. This is not as aspect of the sale process that lawyers normally arrange. If you are instructing a Wantage conveyancing practitioner they may be willing to arrange energy performance certificates given their contacts with reputable Wantage accredited person
Forgive me if this question is silly but I am new to the home moving as FTB of a two bedroom flat in Wantage. Do I receive the keys to the property on the completion date from my solicitor? If this is the case, I will use a local conveyancing solicitor in Wantage?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the vendor’s lawyers, and once they have received this, you should be called to pick up the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
I am expecting a OIP from Leeds Building Society this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Wantage solicitors on the Leeds Building Society conveyancing panel, or is it better to go independently?
You will need to appoint Wantage solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
Various online forums that I have come across warn that are the number one cause of stalling in Wantage conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any slowing down conveyancing in Wantage.
I have been on the look out for a ground for flat up to £235,500 and identified one close by in Wantage I like with a park and transport links in the vicinity, however it's only got 61 remaining years left on the lease. I can't really find anything else in Wantage for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a mortgage the remaining unexpired lease term may be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this.
I've recently bought a leasehold house in Wantage. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I invested in buying a basement flat in Wantage, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Wantage with an extended lease are worth £227,000. The ground rent is £50 invoiced every year. The lease terminates on 21st October 2090
With only 72 years remaining on your lease we estimate the price of your lease extension to be 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 are not able to supply a more accurate figure in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.