We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would much rather appoint a Alton based conveyancing firm?
You should check but the the likelihood is that allocate you one of their panel solicitors should you accept the "fee-free" incentive. Speak to the mortgage company and see if they offer you a cash alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in Alton.
We previously chose solicitors with offices in Alton on the Yorkshire BS solicitor panel. They are now charging me an additional charge for handling the Yorkshire BS mortgage. Is this an additional conveyancing fee specified by Yorkshire BS?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your property lawyer can charge a fee for this. This fee is not dictated by Yorkshire BS but by your Alton property lawyer. Some firms on the Yorkshire BS panel will quote ’dealing with mortgage’ fee but many firms incorporate it on their overall fee.
I recently had an offer agreed on an apartment in Alton. My mortgage broker recommended their conveyancers. I paid an advanced payment of £150. A couple of days later, the conveyancer called me to say that they were not on the Clydesdale 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 Clydesdale 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.
After shopping around on the internet I have found a Alton lawyer having made sure that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Alton surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Do commercial conveyancing searches reveal proposed roadworks that may affect a commercial estate in Alton?
Its becoming the norm that commercial conveyancing solicitors in Alton will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Alton. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Alton.
For every commercial conveyancing transaction in Alton it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Alton commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Alton.
I'm buying my first flat in Alton with the aid of help to buy. The developers would not move on the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not reveal to my lawyer about the deal as it could impact my loan with TSB. Should I keep quiet?.
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.
My husband and I are 14 days into a freehold purchase having been directed to a firm by the local agent to carry out the conveyancing in Alton. I am am extremely disappointed with the quality of service. Could you help me find new conveyancers?
A solicitor would need to be really poor to suggest replacing them. Has the mortgage offer been issued? In the event that it has you need to make them aware of the new solicitor and ensure the loan are re-issued. Your new solicitor ideally should be on the banks panel to avoid supplemental charges and frustration. That should be your starting point. Our search tool will assist you in finding a lender approved conveyancer for your home move in Alton
Can you provide any advice for leasehold conveyancing in Alton from the point of view of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in Alton can be avoided where you appoint lawyers the minute you market your property and request that they start to put together the leasehold information needed by the buyers’ conveyancers. If there is a history of conflict with your freeholder or managing agents it is very important that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be nervous about purchasing a property where a dispute is unsettled. You may have to bite the bullet and 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 are still duty bound to disclose details of the dispute to the buyers, but it is better to present the dispute as over rather than unsettled. You may think that you are aware of the number of years left on your lease but you should verify this via your lawyers. A purchaser's conveyancer will be unlikely to recommend their client to where the remaining number of years is under 75 years. It is therefore important at an early stage that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. If you have the benefit of shareholding in the Management Company, you should ensure that you are holding the original share document. Arranging a duplicate share certificate can be a lengthy formality and frustrates many a Alton home move. Where a duplicate share is required, you should approach the company officers or managing agents (if applicable) for this sooner rather than later. In the event that you altered the property did you need the Landlord’s permission? In particular have you installed wooden flooring? Alton leases often stipulate that internal structural changes or addition of wooden flooring calls for a licence issued by the Landlord acquiescing to such works. Where you fail to have the approvals to hand you should not contact the landlord without contacting your lawyer in advance.
I own a ground floor flat in Alton, conveyancing formalities finalised 7 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Alton with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease terminates on 21st October 2090
With only 65 years unexpired we estimate the premium for your lease extension to be between £13,300 and £15,400 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.