My partner and I are hoping to buy a property in Ashbourne and are in fact using a Ashbourne conveyancing firm. Within the last couple of days our lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. Santander have this evening contacted us to inform me that there is now an issue as our Ashbourne conveyancer is not on their approved list of lawyers. What do we do from here?
When purchasing a property with the benefit of a mortgage it is conventional for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Ashbourne solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
Would the conveyancing lawyers identified via your search tool conduct conveyancing in Ashbourne by way of an attended exchange?
There are a few conveyancing experts carrying out personalised exchanges. You should e-mail us to receive a costs illustration and details as to availability.
I am aiming to move property in October. Will my conveyancing solicitor update the removal company on the day of completion. As an aside, can you recommend a removal company in Ashbourne. Conveyancing firm was found before I stumbled across this page.
On the day of completion you can pick up the house keys from your estate agent but this can only occur when the vendors lawyers advise the agent that they have the completion monies and the keys can be handed over. After that you can inform the removal men that they can start moving you in. We do not suggest a specific removal organisation but can help you choose a conveyancing in Ashbourne or a legal practice with expertise in conveyancing in Ashbourne.
I happen to be the single beneficiary of my late grandmother’s will with all property in now in my sole name, including the my former home in Ashbourne. The Ashbourne property was put into my name in August. I want to move. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship will be regarded the same way as though I had purchased the house in August. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. Most banks would take a pragmatic view as this provision is primarily there to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.
Aldermore have agreed my home loan in principle, my bid on a property in Ashbourne has been accepted, what are the next steps?
Your property agent will wish to know who your solicitors are (be sure the solicitors are on the lender’s panel). Call up Aldermore or your broker and complete any outstanding forms. Aldermore will instruct a valuer who will get in touch with the selling agent or seller to book an appointment. Once carried out (assuming no problems) it takes on average a fortnight to receive the mortgage offer. Aldermore will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Ashbourne.
The deeds to our home are lost. The solicitors who conducted the conveyancing in Ashbourne 5 years ago have long since closed. What are my options?
Gone are the days when you need to have the physical deeds to evidence that you are the registered proprietor of land or property, given that the Land Registry hold details of all registered land or property electronically.
I am purchasing a new build house in Ashbourne with a mortgage from Bank of Ireland. The builders would not move on the price so I negotiated five thousand pounds worth of extras instead. The estate agent suggested that I not inform my lawyer about this deal as it may put at risk my mortgage with Bank of Ireland. 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.
I've found a house that appears to tick a lot of boxes, at a reasonable price which is making it all the more appealing. I have just discovered that it's a leasehold as opposed to freehold. I would have thought that there are issues buying a house with a leasehold title in Ashbourne. Conveyancing advisers have are about to be appointed. Will they explain the issues?
The majority of houses in Ashbourne are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. It is clear that you are purchasing in Ashbourne in which case you should be shopping around for a Ashbourne conveyancing solicitor and check that they have experience in advising on leasehold houses. First you will need to check the number of years remaining. As a lessee you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example obtaining the landlord’sconsent to conduct alterations. You may also be required to pay a maintenance charge towards the maintenance of the communal areas where the property is located on an estate. Your solicitor should report to you on the legal implications.
I am the registered owner of a ground floor flat in Ashbourne, conveyancing formalities finalised January 1996. Can you work out an approximate cost of a lease extension? Corresponding flats in Ashbourne with a long lease are worth £265,000. The ground rent is £50 invoiced every year. The lease ceases on 21st October 2101
You have 76 years remaining on your lease we estimate the premium for your lease extension to span between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.