Just been in touch with my conveyancing lawyer in Wisbech who completed the legal work 18 months ago asking for a conveyancing costs illustration based on an identical type of home move (a leasehold premises and a freehold premises) of almost identical values with a loan from Bank of Ireland. I am now being charged twice the amount. Stick with what I know or do I seek out a cheaper internet firm of conveyancing solicitor?
The costs illustration is slightly on the steep side. Where you are prepared to invest time scrutinising prices you might trim some of the cost by as much as a hundred pounds. That being said, if you were happy with the assistance the firm offered you maycome to rue choosing an a cheaper solicitor. Don't forget to check that the solicitor can represent Bank of Ireland. You can make use of our search tool to find a Wisbech conveyancing firm on the Bank of Ireland member panel, which can often include conveyancing solicitors in Wisbech.
I have a decision in principle. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would much rather instruct a Wisbech based conveyancing firm?
Do check but the the likelihood is that allocate you one of their panel solicitors if you accept the "fee-free" offer. Call the mortgage company to explore if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Wisbech.
The deeds to our property can not be found. The lawyers who dealt with the conveyancing in Wisbech 10 years ago are no longer around. What are my options?
As long as the title is registered the details of your proprietorship will be evidenced by the Land Registry under a Title Number. It is possible to carry out a search at the Land Registry, find your house and obtain current copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will also normally retain a certified copy of the Registered Lease and again, a copy can be obtained for a small fee.
I decided to have a survey completed on a house in Wisbech before retaining solicitors. I have been informed that there is a flying freehold aspect to the house. The surveyor advised that some banks may not give a mortgage on such a house.
It depends who your proposed lender is. Santander has different instructions for example to Halifax. Should you wish to telephone us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Wisbech. Conveyancing will be smoother if you use a solicitor in Wisbech especially if they regularly deal with such properties in Wisbech.
Having checked my lease I have discovered that there are only Fifty years left on my flat in Wisbech. I now wish to extend my lease but my landlord is absent. What should I do?
On the basis that you meet the appropriate requirements, 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 extended by the Court. However, you will be required to demonstrate that you have used your best endeavours to track down the freeholder. For most situations a specialist may be useful to carry out a search and to produce an expert document which can be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a conveyancer in relation to investigating the landlord’s disappearance and the application to the County Court covering Wisbech.
I inherited a garden flat in Wisbech, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Comparable flats in Wisbech with a long lease are worth £176,000. The average or mid-range amount of ground rent is £50 levied per year. The lease finishes on 21st October 2076
With 50 years remaining on your lease the likely cost is going to span between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.