My Conveyancer in Attleborough has never been on on the Bank of Ireland Approved Panel. Can I still continue with my family solicitor notwithstanding that they are not on the Bank of Ireland approved list?
The limited options available to you here include:
- Carry on with your preferred Attleborough solicitors but Bank of Ireland will need to retain a lawyer on their list of acceptable firms. This will inevitably rack up the overall legal fees as well as cause delays.
- Get an alternative practitioner to to deal with the purchase, remembering to check they are Persuade your lawyer to use their best endeavours to join the Bank of Ireland conveyancing panel
I am the single beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Attleborough. The Attleborough property was put into my name in July. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership may be regarded the same way as if I'd bought the house in July. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. Some mortgage companies would take a practical view as this requirement principally exists to capture the purchase and immediately sell or the flipping of property.
When it comes to lenders such as Lloyds, do Attleborough lawyers have to pay an annual charge to be on the conveyancing panel?
We are unaware of any lender fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
Intending to buy a flat in Attleborough. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS 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 Attleborough property lawyer is on the RBS conveyancing panel.
4 months have elapsed following my purchase conveyancing in Attleborough took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I opted to have a survey done on a house in Attleborough before appointing lawyers. I have been told that there is a flying freehold element to the property. My surveyor advised that some banks may refuse to give a mortgage on this type of home.
It depends who your proposed lender is. HSBC has different requirements from Nationwide. If you call us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Attleborough. Conveyancing will be smoother if you use a solicitor in Attleborough especially if they are accustomed to such properties in Attleborough.
What makes your site different to alternative online quote calculators when it comes to conveyancing in Attleborough?
At this site secure an accurate quote from a Solicitor or Licensed Conveyancer that understands the issues for your conveyancing in Attleborough. Unlike many estate agents and many comparison sites we do not have kick-back deals with solicitors. Many agents and online brokers 'recommend' solicitors who pay the most commission, not the best value conveyancing in Attleborough
Expecting to exchange soon on a leasehold property in Attleborough. Conveyancing lawyers inform me that they will have a report out to me within the next couple of days. What should I be looking out for?
Your report on title for your leasehold conveyancing in Attleborough should include some of the following:
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What options are available to the landlord where you breach a clause of your lease? Where does the liability rest to repair and maintain the block. It is essential for you to know who is liable for the repair and maintenance of every part of the building if lease caters for for a slush fund for major works? Ground rent - what is payable and what the invoice dates are, and also know whether this will change in the future You should know whether the lease allows you to add or upgrade aspects of the property- you must be made aware as to whether any restrictions applies to all alterations or limited to structural alteration, and whether licences for alterations is required
I acquired a leasehold flat in Attleborough, conveyancing having been completed 7 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Attleborough with over 90 years remaining are worth £179,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease terminates on 21st October 2083
You have 58 years left to run we estimate the price of your lease extension to span between £25,700 and £29,600 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.