I am getting a mortgage offer from Halifax. My intention is to instruct a Licensed Conveyancer in Ainsdale. Does the Halifax Solicitor panel exclude Licensed Conveyancers?
The Halifax approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
I own a freehold property in Ainsdale yet charged rent, why is this and what is this?
It is rare for properties in Ainsdale and has limited impact for conveyancing in Ainsdale but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.
We are buying a 3 bedroom semi in Ainsdale. We would like to an extension at the rear at the property.Will legal work on the property involve investigations to ascertain if these works are allowed?
Your property lawyer should check the registered title as conveyancing in Ainsdale can on occasion reveal restrictions in the title deeds which restrict categories of alterations or necessitated the consent of another owner. Many works need local authority planning permissions and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these issues with a surveyor before you commit yourself to a purchase.
We have a mortgage agreed in principle with Co-operative. Ainsdale conveyancing lawyers have been chosen. How long does it take for Co-operative to issue the offer to the conveyancer?
There is no definitive answer here. Have Co-operative done the survey? Have you informed Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Planning on purchasing a house in Ainsdale. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Ainsdale solicitor is on the Co-operative conveyancing panel.
I'm buying a new build house in Ainsdale benefiting from help to buy. The developers refused to reduce the amount so I negotiated 6k of extras instead. The property agent suggested that I not reveal to my conveyancer about this deal as it will adversely affect my loan with the lender. Do I keep my lawyer in the dark?.
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 need to retain a conveyancing solicitor for my conveyancing in Ainsdale. I have chance upon a site which seems to have the ideal answer If it is possible to get all this stuff completed via web that would be ideal. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I only have Fifty years left on my lease in Ainsdale. I now wish to extend my lease but my landlord is missing. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application 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. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to locate the lessor. On the whole an enquiry agent would be helpful to conduct investigations and prepare a report which can be accepted by the court as proof that the landlord is indeed missing. It is advisable to get professional help from a solicitor in relation to devolving into the landlord’s disappearance and the application to the County Court overseeing Ainsdale.
I bought a 1 bedroom flat in Ainsdale, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Corresponding properties in Ainsdale with over 90 years remaining are worth £265,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease runs out on 21st October 2101
With 76 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.