I am in need of a conveyancer. Do I opt for a nationwide conveyancer as opposed to a family Birchington conveyancing solicitor?
On the whole conveyancing solicitors in your area will enjoy strong connections with your local authority, which could help with the Birchington conveyancing searches that your conveyancer will require on your transaction. It can only help if they enjoy strong rapport with the Land Registry overseeing your area Birchington, other lawyers in the location and Birchington Estate Agents.
It is a dozen years since I acquired my home in Birchington. Conveyancing solicitors have just been instructed on the sale but I am unable to locate the title deeds. Is this a major issue?
Don’t worry too much. First the deeds may be with the lender or they may be archived with the solicitor who acted in the purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Nearly all conveyancing in Birchington relates to registered property but in the unlikely event that your home is unregistered it is more of a problem but is not insurmountable.
My brother-in-law has suggested I instruct a conveyancing solicitor in Birchington. I need to find out if they are on the Chelsea Building Society conveyancing panel. Can you assist?
The first thing you should do is e-mail the solicitor and ask them whether they can act for the lender. Otherwise please call Chelsea Building Society who may be able to assist.
I am expecting a DIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Birchington solicitors on the Virgin Money conveyancing panel, or is it better to go independently?
You will need to appoint Birchington solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
Completion of my remortgage has taken place for my property in Birchington. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Planning on purchasing a apartment in Birchington. 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 Principality 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 Birchington lawyer is on the Principality conveyancing panel.
I am purchasing my first flat in Birchington with a mortgage from Nottingham Building Society. The developers refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not inform my conveyancer about this deal as it would jeopardize my mortgage with Nottingham Building Society. 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've recently bought a leasehold house in Birchington. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I acquired a studio flat in Birchington, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Birchington with an extended lease are worth £265,000. The ground rent is £50 per annum. The lease runs out on 21st October 2100
With 76 years left to run the likely cost is going to range between £8,600 and £9,800 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 extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.