There are numerous conveyancing solicitors in Warminster but how do I know who's good?
It would be unwise to be swayed by the cheapest Warminster conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. 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 know exactly what you’ll have to pay in ahead of the deal.
Does a directory service exist listing Kent Reliance panel solicitors in Warminster on the Council of Mortgage Lender’s Website?
No. There is no such directory service on the CML or Building Society Association sites. A small selection of lenders make their panel listings open the public on the web. If you are looking for a Warminster solicitor on the Kent Reliance please use our tool.
We had appointed solicitors based in Warminster on the HSBC solicitor panel. They have just invoiced me an additional charge for dealing with the HSBC mortgage. Is this a supplemental conveyancing fee set by HSBC?
Provided it is contained in their Terms of Engagement or Quote then yes your property lawyer can charge a fee for this. This charge is not set by HSBC but by your Warminster property lawyer. Plenty of firms on the HSBC panel will quote an ‘acting for lender’ fee but many firms include it on their overall fee.
How does conveyancing in Warminster differ for newly converted properties?
Most buyers of new build residence in Warminster contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is built. This is because builders in Warminster tend to acquire 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 Warminster or who has acted in the same development.
I am thinking of appointing a conveyancing lawyer in Warminster for my remortgage. Can I review a firm’s record with the legal regulator?
Members of the public can find documented Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator sometimes monitor call for training reasons.
Back In 2000, I bought a leasehold house in Warminster. Conveyancing and Platform Home Loans Ltd mortgage are in place. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1997. The conveyancing solicitor in Warminster who acted for me is not around. Do I pay?
First contact HMLR to be sure that this person is indeed the new freeholder. It is not necessary to instruct a Warminster conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the registered owner of a basement flat in Warminster, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Warminster with a long lease are worth £227,000. The ground rent is £50 charged once a year. The lease runs out on 21st October 2090
With only 72 years unexpired 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 above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.
My aunt purchased her house in Warminster in 2005. She has been married, divorced and in recent months got married again. She now wishes to the sell the Warminster property. I believe she will just be asked to provide a copy of the marriage papers to the solicitor but she is worried it could delay the house sale. Is it worth updating the Land Registry details for the property?
It is not absolutely necessary to bring up to date the register on the basis that you have the proof required to demonstrate how the change of name occurred.
The buyer’s conveyancing practitioner should review the registered entries and need evidence by way of proof of the name change e.g. marriage documentation.