I am soon to complete on the purchase of a house in Benfleet but as a result of damage from the recent storms I have was able negotiate recompense from the vendor of £3k taking the form of a adjustment in the price. I had intended this to be addressed as part of amending the contract however Virgin Money will not agree to this. Why were they informed?
The conveyancing practitioner being on a Virgin Money conveyancing panel is required to disclose to Virgin Money of any changes to the sale price. If you prohibit your property lawyer to disclose the reduction to Virgin Money then they would have to discontinue acting for you. In addition, Virgin Money and you would have to appoint a new conveyancer for your conveyancing in Benfleet.
In reading consumer advice sites for a high-quality lawyer in Benfleet, most say that I should use a CQS accredited solicitor. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home moving process, trusted by some of the UK's major mortgage companies. Four years ago the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. CQS is not a scheme offered by the Society for Licensed Conveyancers. Benfleet is one of the numerous areas in England and Wales where there are Accredited lawyers.
I am purchasing my first flat in Benfleet with a mortgage from HSBC Bank. The sellers refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not to tell my solicitor about this deal as it would affect my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the UK Finance website. UK Finance 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.
We're first time buyers - had an offer accepted, yet the property agent advised that the seller will only go ahead if we use the agent's preferred conveyancers as they need a ‘quick sale’. My instinct tells me that we should use a local conveyancer used to conveyancing in Benfleet
We suspect that the seller is not behind this demand. If they want ‘a quick sale', turning down a motivated purchaser is going to damage their objectives. Contact the owners directly and make the point that (a)you are motivated buyers (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to use your own,trusted Benfleet conveyancing solicitors - not the ones that will give their negotiator at the agency a referral fee or meet his conveyancing thresholds set by head office.
Harry (my fiance) and I may need to let out our Benfleet garden flat temporarily due to a new job. We instructed a Benfleet conveyancing firm in 2003 but they have closed and we did not think at the time get any guidance as to whether the lease permits subletting. How do we find out?
Your lease dictates relations between the landlord and you the leaseholder; specifically, it will set out if subletting is prohibited, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Benfleet do not prevent strict prohibition on subletting – such a clause would adversely affect the market value the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.
I bought a ground floor flat in Benfleet, conveyancing was carried out 7 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Benfleet with over 90 years remaining are worth £216,000. The ground rent is £50 per annum. The lease expires on 21st October 2094
With just 68 years unexpired we estimate the price of your lease extension to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.
Is there a reason that Benfleet conveyancing charges are more expensive for leasehold and freehold properties?
Leasehold conveyancing in Benfleet can involve additional work for instance reviewing the lease, liaising with the landlord, obtaining up to date rent receipts, landlord’s consents, management company’s accounts amongst other tasks.