It has come to my attention via my financial adviser that my Biggleswade lawyer is not on the bank Conveyancing panel. What can I do to be sure if this is correct?
The first thing you need to do is to call your Biggleswade conveyancer. It is reasonable to expect your lawyer to inform you what has happened. If they are not on the panel they may recommend you to a Biggleswade conveyancing firm that is on the conveyancing panel for your bank.
I am planning on selling our property in Biggleswade and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A high street Biggleswade lawyer would know this is not the case. For the life of me I don't know why the buyers are using a web based conveyancing firm rather than a conveyancing solicitor in Biggleswade. We have lived in Biggleswade for 5 years we know of no issue. Do we contact our local Authority to get clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I am purchasing my first flat in Biggleswade with the aid of help to buy. The builders refused to move on the price so I negotiated £7000 of extras instead. The property agent advised me not to tell my lawyer about this extras 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 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 have been on the look out for a leasehold apartment up to £245,000 and identified one close by in Biggleswade I like with amenity areas and transport links in the vicinity, however it's only got 51 years on the lease. There is not much else in Biggleswade for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a home loan the shortness of the lease may be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least twenty four months you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.
If all goes to plan we aim to complete the sale of our £300,000 flat in Biggleswade next week. The managing agents has quoted £408 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Biggleswade?
Biggleswade conveyancing on leasehold flats normally requires the purchaser’s conveyancer submitting enquiries for the landlord to address. Although the landlord is under no legal obligation to address such questions most will be willing to do so. They may charge a reasonable administration fee for answering enquiries or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is over three hundred pounds, in some situations it is in excess of £800. The administration charge levied by the landlord must be sent together with a synopsis of entitlements and obligations in relation to administration fees, otherwise the invoice is not strictly payable. In reality you have no choice but to pay whatever is demanded should you wish to complete the sale of your home.
Biggleswade Leasehold Conveyancing - Sample of Queries before buying
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This information is helpful as a) areas may cause problems in the block as the common areas may start to deteriorate if services are not paid for b) if the leasehold owners have an issue with the managing agents you will want to know about it Make sure you find out if there is anything that is prohibited in the lease. For example it is very common in Biggleswade leases that pets are not permitted in in a block in Biggleswade. If you like the propertyin Biggleswade yet your cat is not allowed to move with you then you have a very hard choice. How much is the ground rent and service charge?
I see that you have a search directory listing solicitors on the lender conveyancing panel. Do Biggleswade conveyancing firms pay you a referral fee if I appoint them for my conveyancing?
We are a listing service only for law firms wishing to communicate if they are on the lender conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Biggleswade.