Our family lawyer has given a fee calculation of just over a thousand pound for fixed fee conveyancing in Crabtree. I’m looking to sell a newly refurbished detached home for £275,000. This seems expensive. Is it in excess of what I should be paying for conveyancing in Crabtree?
The charges are a bit high. Where you are content to expend time scrutinising quotes you may be able to trim some of the expense by perhaps £100 plus VAT. On the other hand, you maycome to regret choosing an a cheaper lawyer. Don't forget to be sure that the solicitor can act for your lender. You can employ our search tool to choose a Crabtree conveyancing firm on the lender’s conveyancing panel which can often include conveyancing solicitors in Crabtree.
Is there a list of Lloyds panel solicitors in Crabtree on the Building Society Association’s Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association websites. A small selection of banks make their panel listings visible over the internet. Where you are looking for a Crabtree property lawyer on the Lloyds please use our tool.
We are getting the release of further monies on our mortgage from Co-operative as we wish to conduct alterations to our property in Crabtree. Do we need to choose a bricks and mortar Crabtree solicitor on the Co-operative conveyancing panel to handle the paperwork?
Co-operative do not ordinarily require a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative list.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Crabtree property lawyer on the Co-operative panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
Will our solicitor be raising questions about flooding during the conveyancing in Crabtree.
The risk of flooding is if increasing concern for lawyers dealing with homes in Crabtree. Some people will acquire a property in Crabtree, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Conveyancers are not best placed to impart advice on flood risk, but there are a various searches that can be undertaken by the buyer or by their lawyers which will give them a better understanding of the risks in Crabtree. The standard completed inquiry forms given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the owner to find out if the property has suffered from flooding. If the residence has been flooded in past and is not disclosed by the vendor, then a purchaser could commence a claim for damages as a result of such an misleading reply. A buyer’s lawyers should also commission an enviro report. This will reveal whether there is a recorded flood risk. If so, additional inquiries will need to be made.
The deeds to my house are lost. The lawyers who handled the conveyancing in Crabtree 10 years ago have long since closed. What are my next steps?
These day there are duplicates made of almost everything, and your conveyancer will be aware exactly where to locate all the appropriate paperwork so you can purchase or dispose of your property without any difficulty. If duplicates are not available, your solicitor can arrange cover in the form of insurance or indemnities protecting you against possible claims on your property.
Last August I purchased a leasehold house in Crabtree. Do I have any liability for service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee 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. A critical element 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 2 bed flat in Crabtree, conveyancing was carried out 7 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Crabtree with a long lease are worth £260,000. The ground rent is £50 invoiced annually. The lease finishes on 21st October 2101
With only 75 years unexpired we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as costs.
The suggested premium range 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 comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.