We were about to instruct a conveyancing solicitor in Countesthorpe endorsed using your search tool but have come across alternative quotes via the web seem less pricey – how come?

One can find many firms of solicitors advertising so-called cut-price conveyancing, unfortunately it’s common in such cases for additionalcharges result in the final bill being inflated. Conveyancers are obliged to make sure that charges outlined in terms of business should be honest and reasonable invoiced The conveyancers that we put forward for conveyancing in Countesthorpe specify all charges for the property you intend tobuy.

Our lender has suggested a law firm on their panel based in Countesthorpe but I would rather use a conveyancing lawyer in Countesthorpe local to me. Are you able to help?

Not all Countesthorpe conveyancing firms are approved and listed on all lender’s conveyancing panel. Use our find an approved solicitor tool to identify a Countesthorpe conveyancing solicitor on the on the mortgage company panel.

I completed on my flat on 5 January and the transaction details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Countesthorpe advises it will be concluded in less than a month. Are properties in Countesthorpe uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Countesthorpe registration formalities. Rather than based on location, timescales can differ depending on who lodges the application, whether there are errors and whether the Land registry have to notify any third persons or bodies. Currently in the region of three quarters of such applications are fully dealt with within 12 days but occasionally there can be longer hold-ups. Registration takes place once the new owner is living at the premises thus post completion formalities is not always primary concern but if it is urgent that the the registration takes place urgently then you or your solicitor could communicate with the Registry to express the reasoning for the application to be prioritised.

Are there common defects that you witness in leases for Countesthorpe properties?

There is nothing unique about leasehold conveyancing in Countesthorpe. All leases are unique and legal mistakes in the legal wording can sometimes mean that certain sections are wrong. For example, if your lease is missing any of the following, it could be defective:

A provision for the recovery of money spent for the benefit of another party. A duty to insure the building

You will encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Lloyds TSB Bank, Virgin Money, and TSB all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, obliging the purchaser to pull out.

I invested in buying a split level flat in Countesthorpe, conveyancing having been completed in 1998. How much will my lease extension cost? Comparable flats in Countesthorpe with an extended lease are worth £186,000. The ground rent is £55 per annum. The lease expires on 21st October 2077

You have 51 years unexpired the likely cost is going to span between £30,400 and £35,200 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.

My partner and I have just had a bid accepted on our first house in Countesthorpe, and are now looking to get solicitors appointed. We have used the different rating tools and the fee estimates are from all over the country. Is it advisable to have a Countesthorpe lawyer local to your prospective house? We are happy to do all the communicating over email, but I assume at some stage we will need to attend the property lawyer's office to sign papers?

The property lawyer does not have to be in Countesthorpe, but choosing local means that you can go in if you need to, for instance, if a signature is needed urgently. Also, a Countesthorpe solicitor have established relationships with local agents and (if the vendor has chosen a local property lawyer) with them, which should help keep things moving faster.