My Conveyancer in Belper is not on the Chelsea Building Society Approved Panel. Can I still use my family solicitor notwithstanding that they are not on the Chelsea Building Society panel?
The limited options open to you here include:
- Complete the purchase with your existing Belper solicitors but Chelsea Building Society will need to use a conveyancer on their list of acceptable firms. This will result in additional total legal charges and result in delays.
- Choose a new solicitor to to deal with the purchase, obviously checking they are Persuade your solicitor to do everything within their powers to join the Chelsea Building Society conveyancing panel
I am helping my niece sell her property in Belper. Does the conveyancing solicitor commission an energy assessment or do I organise this?
Following the demise of HIPs, EPC’s was left as a mandatory part of moving property. An EPC needs to be to hand prior to the property being marketed. This is not something that solicitors ordinarily arrange. Where you are instructing a Belper conveyancing solicitor they might help arrange EPC’s given their contacts with reputable Belper energy assessors
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Belper bank branch on a couple of occasions and was informed it wasn't an issue and they will lend. My Belper conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
The property lawyer must comply with the CML Handbook section two conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I was told four weeks ago that my mortgage has been agreed to by Leeds Building Society. Is it usual for Leeds Building Society to only issue the offer once my solicitor in Belper is approved on their conveyancing panel? Leeds Building Society have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.
What will a local search inform me about the house my wife and I purchasing in Belper?
Belper conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for instance Xpress Legal The local search is essential in every Belper conveyancing purchase; that is if you don’t want any nasty once you have moved into your property. The search will supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
My wife and I own a terraced Edwardian house in Belper. Conveyancing practitioner acted for me and Birmingham Midshires. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold under the matching address. Is it worth asking Birmingham Midshires to clarify?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Belper and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with your conveyancing solicitor who conducted the conveyancing.
I am purchasing a new build house in Belper with the aid of help to buy. The builders would not budge the price so I negotiated £7000 of fixtures and fittings instead. The property agent told me not to tell my lawyer about this deal as it may affect my mortgage with the bank. Do I keep my lawyer in the dark?.
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.
Back In 2000, I bought a leasehold house in Belper. Conveyancing and Godiva Mortgages Ltd mortgage organised. A letter has just been received from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Belper who previously acted has now retired. Do I pay?
The first thing you should do is contact the Land Registry to be sure that this person is indeed the new freeholder. It is not necessary to instruct a Belper conveyancing lawyer to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I acquired a 2 bed flat in Belper, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Belper with over 90 years remaining are worth £221,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ceases on 21st October 2095
With only 70 years unexpired we estimate the price of your lease extension to span between £9,500 and £11,000 plus professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.