The conveyancer who helped my previous purchase has sent a quote for £1700 for freehold conveyancing in Willerby. I’m selling a modern property for £125,000. Is this expensive? Is it in excess of the average fee for conveyancing in Willerby?

The charges are a bit high. If you are content to invest time scrutinising charges you might get the conveyancing a bit cheaper by as much as £100 plus VAT. That being said, you couldlive to regret choosing an an unknown conveyancer. If is important to check that the solicitor can represent your mortgage company. Do use our comparison tool to select a Willerby conveyancing company on the banks approved list of lawyers which can often include conveyancing solicitors in Willerby.

Do all mortgage companies provide you with an approved list of Willerby conveyancing solicitors? How do you know who is on the Santander conveyancing panel?

Willerby conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.

It has been four months since my purchase conveyancing in Willerby took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Willerby differ for newly converted properties?

Most buyers of new build property in Willerby come to us having been asked by the seller to sign contracts and commit to the purchase even before the premises is built. This is because developers in Willerby typically acquire the site, 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 property lawyers 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 used to new build conveyancing in Willerby or who has acted in the same development.

What are your top tips when it comes to finding a Willerby conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a property lawyer for lease extension works (regardless if they are a Willerby conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with two or three firms including non Willerby conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be helpful:

What volume of lease extensions have they carried out in Willerby in the last year? How experienced is the firm with lease extension legislation?

Willerby Leasehold Conveyancing - Examples of Queries Prior to Purchasing

Most Willerby leasehold properties will be liable to pay a service charge for the upkeep of the block set by the management company. If you acquire the property you will have to pay this liability, normally in instalments during the year. This could differ from a couple of hundred pounds to thousands of pounds for blocks with lifts and large common areas. In all probability there will be a ground rent for you to pay yearly, this is usually not a large sum, say approximately £50-£100 but you need to enquire it because on occasion it could be surprisingly expensive. The prefered form of lease arrangement is a share of the freehold. In this scenario the lessees have being in charge if their destiny and although a managing agent is frequently employed if the building is bigger than a house conversion, the managing agent is directed by the tenants. Where a Willerby lease has fewer than 80 years it will affect the value of the flat. Check with your lender that they are willing to lend given the lease term. A short lease means that you will probably need a lease extension at some point and it is worth discovering what this would cost. Remember, in most cases you would be be obliged to have been the owner of the premises for two years before you are entitled to extend the lease.