I am considering applying for a Kent Reliance mortgage for purchase of a new build (under development) in Benson with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Kent Reliance ?
There is nothing to stop you using your solicitor, but Kent Reliance will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I have recentlydiscovered that Arc property Solicitors have closed. They conducted my conveyancing in Benson for a purchase of a freehold house 12 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?
The quickest method to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Benson conveyancing specialists.
I am buying my first flat in Benson benefiting from help to buy. The sellers refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not disclose to my lawyer about this side-deal as it will impact my loan with Britannia. Is this normal?.
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.
Is it possible to change conveyancer as I need to select one who is on the Chelsea Building Society conveyancing list. I was using a family conveyancing solicitor in Benson five minutes from me but the firm is not approved by Chelsea Building Society
It would be our pleasure to help you find a conveyancing solicitor in Benson on the Chelsea Building Society panel. Please note that the conveyancers that we work with do not pay us fee if you instruct them and are fully regulated by the SRA who regulate all conveyancing solicitors in Benson. Using the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Benson.
Is it best to instruct a Benson conveyancing lawyer based in the location that I am purchasing? An old friend can handle the legal formalities but they are based approximately 350miles away.
The primary upside of using a local Benson conveyancing practice is that you can attend the office to sign paperwork, present your identification documents and pester them where appropriate. They will also have local insight which is a bonus. However it's more important to get someone that will pull out all the stops for you. If you know people who used your friend and the majority were content that must outweigh using an unfamiliar Benson conveyancing solicitor solely due to them being based in the area.
My wife and I may need to let out our Benson ground floor flat temporarily due to a new job. We instructed a Benson conveyancing practice in 2003 but they have since shut and we did not think at the time get any guidance as to whether the lease allows us to sublet. How do we find out?
Notwithstanding that your last Benson conveyancing solicitor is not available you can check your lease to see if you are permitted to let out the apartment. The accepted inference is that if the lease is non-specific, subletting is allowed. Quite often there is a prerequisite that you need to seek permission from your landlord or other appropriate person prior to subletting. The net result is that you cannot sublet in the absence of first obtaining consent. The consent must not not be unreasonably refused ore delayed. If your lease prohibits you from subletting the property you will need to ask your landlord if they are willing to waive this restriction.
I purchased a basement flat in Benson, conveyancing having been completed March 1999. Can you work out an approximate cost of a lease extension? Corresponding properties in Benson with a long lease are worth £201,000. The ground rent is £45 charged once a year. The lease terminates on 21st October 2089
With only 65 years unexpired we estimate the price of your lease extension to range between £13,300 and £15,400 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.