My lawyer in Alcester is not listed on the Nottingham Building Society Approved Panel. Can I still use my prefered solicitor notwithstanding that they are excluded from the Nottingham Building Society panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your preferred Alcester lawyers but Nottingham Building Society will need to retain a solicitor on their panel. This will inevitably rack up the overall conveyancing charges and cause frustration.
- Choose a new solicitor to act in the conveyancing, remembering to check they are Nottingham Building Society approved.
- Try to convince your Nottingham Building Society solicitor to seek to join the Nottingham Building Society panel
We are buying a apartment in Alcester. I might seem paranoid but how we can trust a conveyancer? At some point we have to put money into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Is there a list of RBS panel solicitors in Alcester on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few lenders make their panel listings available over the internet. Where you are looking for a Alcester lawyer on the RBS please make the most of our tool.
We have agreed to purchase a house in Alcester. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?
Given that your lender is HSBC your lawyer must follow the conveyancing requirements contained in Section 2 of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook contains minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to HSBC where a lease does not satisfy these specifications. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Alcester.
My wife and I are selling our home in Alcester and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any local conveyancer would know this is not the case. For the life of me I don't know why the purchasers used a web based conveyancing outfit rather than a conveyancing solicitor in Alcester. Having lived in Alcester for six years we know that this is a non issue. Do we get in touch with our local Authority to obtain confirmation need.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I'm purchasing my first flat in Alcester with a loan from Leeds Building Society. The developers would not budge the price so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not inform my conveyancer about the extras as it could adversely affect my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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 appoint a conveyancing solicitor for sale conveyancing in Alcester. I have land on a web site which seems to have the perfect answer If it is possible to get all formalities done via email that would be preferable. 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?
Can you provide any top tips for leasehold conveyancing in Alcester from the perspective of expediting the sale process?
- Much of the delay in leasehold conveyancing in Alcester can be avoided if you appoint lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold documentation needed by the purchasers’ representatives. If you have carried out any alterations to the residence would they have required Landlord’s permission? Have you, for example installed wooden flooring? Most leases in Alcester state that internal structural alterations or installing wooden flooring calls for a licence from the Landlord acquiescing to such changes. Should you dont have the consents to hand you should not communicate with the landlord without checking with your lawyer in the first instance. If there is a history of any disputes with your landlord or managing agents it is essential that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be warry about purchasing a flat where there is a current dispute. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to reveal the dispute as historic as opposed to unresolved. Some Alcester leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors.
I acquired a 2 bed flat in Alcester, conveyancing formalities finalised 4 years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Alcester with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease finishes on 21st October 2085
With 60 years unexpired we estimate the premium for your lease extension to range between £20,000 and £23,000 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs 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 additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.