IfI was to purchase a simple residential homein Elephant and Castle mortgage fee and dispense with a survey and no local authority searches how much should I expect to have to pay for conveyancing in Elephant and Castle?
The only saving you would make on is the Elephant and Castle conveyancing searches. A conveyancing practitioner still got to do everything else - money laundering, correspond with the vendors property lawyer, SDLT return, register the title etc. You might save a bit for them not having to register a mortgage however it won't be meaningful.
After reviewing online forums for an online lawyer in Elephant and Castle, most post that I must instruct a CQS kitemarked lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home ownership transfers, trusted by some of the UK's leading banks. Four years ago the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. CQS is not a scheme offered by the Society for Licensed Conveyancers. Elephant and Castle is one of the many areas in England and Wales where there are CQS solicitors.
My bid for a property was accepted at auction in Elephant and Castle. Conveyancing is necessary. What is next?
Given that you are now legally committed yourself to purchase you should appoint a conveyancing practitioner soon as you are facing a fast approaching a fixed date to complete the transaction. Every auction property should have a corresponding auction pack. This should include evidence of title and search results. Where you are dealing with leasehold property the auction papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You should pass this on to your appointed conveyancing solicitor ASAP. You also need to ensure that your finances are in place to complete the transaction on the set completion date.
My wife and I purchasing a detached bungalow in Elephant and Castle. Our aim is to an extension at the rear at the house.Will legal investigations on the property include enquiries to see if these alterations were previously refused?
Your conveyancer will check the registered title as conveyancing in Elephant and Castle will sometimes identify restrictions in the title documents which prevent certain alterations or require the permission of another owner. Some additions require local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
I recently had an offer agreed on a house in Elephant and Castle. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an upfront payment of £150. A few days later, the conveyancer called me embarrassingly acknowledging that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have recently realised that I have Fifty years unexpired on my flat in Elephant and Castle. I now want to extend my lease but my freeholder is can not be found. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to prove that you have used your best endeavours to locate the landlord. In some cases an enquiry agent should be helpful to try and locate and prepare a report to be used as proof that the landlord is indeed missing. It is wise to seek advice from a solicitor both on investigating the landlord’s disappearance and the application to the County Court overseeing Elephant and Castle.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Elephant and Castle conveyancing firm to represent me?
Most definitely. We are happy to put you in touch with a Elephant and Castle conveyancing firm who can help.
An example of a Lease Extension decision for a Elephant and Castle premises is Ground Floor Flat 39 Bronsart Road in May 2010. Following a vesting order by West London County Court the Leasehold Valuation Tribunal concluded that the price to be paid for the extended lease of the premises was Thirteen Thousand Two hundred pounds (£13,200) in accordance with the valuation. The extended lease was granted for a term of 90 years from the expiry date of the Lease and at a peppercorn ground rent from the date of the vesting order. This case related to 1 flat. The unexpired lease term was 74.77 years.
My brother is purchasing a basement flat in Elephant and Castle. He has received an estimate by the property lawyer recommended by the estate agents totaling £1300 . It was fifteen years ago since I sold and purchased a property and the bill was £just under six hundred pounds. Have fees really gone up that much?
What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for instance Elephant and Castle searches, land registry fees, etc)