I am getting a mortgage with Halifax. I hope to retain the legal services of a Licensed Conveyancer in Abridge. Does the Halifax Solicitor panel exclude Licensed Conveyancers?
The Halifax conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
What is the difference between a licensed conveyancer and conveyancing solicitor in Abridge
There are many registered licenced Conveyancers in Abridge and Solicitor firms in Abridge who can assist with your conveyancing We would stress that both are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. The two can handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
My wife and I have organised a further advance on our home loan from Yorkshire BS as we intend to carry out improvements to our home in Abridge. Do we need to choose a local Abridge solicitor on the Yorkshire BS conveyancing panel to deal with the legals?
Yorkshire BS don't usually appoint firms on their conveyancing panel 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 Yorkshire BS conveyancing panel.
I had a mortgage agreed in principle with Coventry BS. Abridge conveyancing lawyers were selected. What is the average time that one could expect to receive a mortgage offer from Coventry BS?
Some lenders take longer than others. Have Coventry BS completed the survey? Have you advised Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am buying a new build house in Abridge benefiting from help to buy. The sellers would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not to tell my solicitor about this extras as it would affect my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I decided to have a survey completed on a property in Abridge in advance of retaining lawyers. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some lenders tend refuse to grant a loan on this type of premises.
It depends who your proposed lender is. Santander has different instructions from Nationwide. If you e-mail us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Abridge. Conveyancing will be smoother if you use a solicitor in Abridge especially if they are acquainted with such properties in Abridge.
I am intending to rent out my leasehold flat in Abridge. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Some leases for properties in Abridge do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
Following months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Abridge. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the LVT to make a decision on the sum to be paid.
An example of a Freehold Enfranchisement matter before the tribunal for a Abridge flat is 201 & 201a St. Barnabas Road in October 2013. The Tribunal decided that the price to be paid by the Applicants for the freehold interest is £20,071. This case was in relation to 2 flats. The unexpired residue of the current lease was 69.26 years.
My intention is to purchase a garden apartment in Abridge. Conveyancing lawyer is waiting for, from the owner, building insurance paperwork. I was told today I was advised that the owner needs to forward the insurance schedule for the flat above as well. Why does my conveyancing practitioner need to check the insurance for the other flat? Is it strictly necessary? We have been stalled for the last month…
It is not unheard of in leasehold conveyancing in Abridge to discover Conveyancing in Abridge in a minority of cases reveals that the lease provides for the tenant's to insure their individual flats rather than the landlord insuring the entire building - which is clearly better. Do check with your property lawyer but it would appear that your conveyancer is attempting to establish that the entire building is insured. Insuring a ground floor flat is no help when it comes to rebuilding after a fire if the 1st floor cannot be reconstructed for lack of insurance.