I hired a high street solicitor for our conveyancing in West Derby recently. After carefully reading the fine print it is apparent thatwe are on the hook for charges even if the sale aborts. Should I ditch them and instruct a web based conveyancing brokerage offering no move no charge conveyancing in West Derby?
Generally there is a concession along the lines that if "No Sale No Fee" is advertised then the fee levels will tend to be be more expensive to cover the transactions that fail to complete. You should be mindful that these schemes generally do not cover expenditure by way of example West Derby conveyancing search charges.
I am considering applying for a Bank of Ireland mortgage for purchase of a newly converted (under development) in West Derby with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Bank of Ireland ?
In theory, you could use a solicitor that is not on the Bank of Ireland conveyancing panel, but Bank of Ireland would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
Will my lawyer be asking questions about flooding as part of the conveyancing in West Derby.
Flooding is a growing risk for lawyers specialising in conveyancing in West Derby. There are those who purchase a house in West Derby, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not qualified to give advice on flood risk, but there are a number of searches that can be carried out by the buyer or by their solicitors which will figure out the risks in West Derby. The conventional set of information sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the seller to find out if the property has suffered from flooding. In the event that flooding has previously occurred and is not revealed by the owner, then a purchaser may issue a compensation claim as a result of such an incorrect reply. The purchaser’s solicitors should also conduct an enviro report. This will disclose if there is any known flood risk. If so, more detailed inquiries should be conducted.
I have recentlyfound out that Arc property Solicitors have been shut down. They carried out my conveyancing in West Derby for a purchase of a freehold house 12 months ago. How can I be sure that my home is not still registered in the name of the former proprietor?
The easiest method to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of West Derby conveyancing specialists.
I own a leasehold house in West Derby. Conveyancing and Aldermore mortgage organised. I have received a letter from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1993. The conveyancing practitioner in West Derby who previously acted has long since retired. Do I pay?
First make enquiries of HMLR to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. You do not need to incur the fees of a West Derby conveyancing practitioner to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I bought a garden flat in West Derby, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in West Derby with over 90 years remaining are worth £176,000. The ground rent is £50 invoiced annually. The lease ends on 21st October 2099
With just 80 years remaining on your lease we estimate the price of your lease extension to span between £8,600 and £9,800 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.