My Conveyancer in Bishops Cleeve is not on the Platform Home Loans Ltd Solicitor Panel. Can I still continue with my family solicitor even though they are excluded from the Platform Home Loans Ltd panel?
The limited options open to you here include:
- Complete the purchase with your existing Bishops Cleeve solicitors but Platform Home Loans Ltd will need to instruct a lawyer on their panel. This will result in additional overall conveyancing fees as well as cause delays.
- Get an alternative lawyer to to deal with the conveyancing, not forgetting to check they are Convince your lawyer to do everything within their powers to join the Platform Home Loans Ltd conveyancing panel
I am the sole recipient of my late father’s estate and I have everything in my name now, including the house in Bishops Cleeve. The Bishops Cleeve property was put into my name in October. I want to move. I understand that there is a CML six month 'rule', meaning my property ownership will be treated the same way as though I had purchased the house in October. Is the property unsalable for six months?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. Some lenders would take a pragmatic view as this requirement is primarily there to identify the purchase and immediately sell or the quick reselling of properties.
My husband and I have arranged the release of further monies on our home loan from Kent Reliance as we wish to carry out improvements to our home in Bishops Cleeve. Do we need to choose a bricks and mortar Bishops Cleeve solicitor on the Kent Reliance conveyancing panel to deal with the paperwork?
Kent Reliance don't usually appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance conveyancing panel.
Planning on purchasing a apartment in Bishops Cleeve. 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 Barclays 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 Bishops Cleeve conveyancing practitioner is on the Barclays conveyancing panel.
I have been told that property searches are a common reason for hinderance in Bishops Cleeve conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances in the conveyancing process. Searches are not likely to feature in any delay in conveyancing in Bishops Cleeve.
I am purchasing a new build house in Bishops Cleeve with a mortgage from Bank of Ireland. The builders would not reduce the price so I negotiated 6k of fixtures and fittings instead. The estate agent told me not inform my lawyer about the side-deal as it will put at risk my mortgage with the lender. Should I keep quiet?.
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.
My fiance and I may need to let out our Bishops Cleeve garden flat temporarily due to a career opportunity. We instructed a Bishops Cleeve conveyancing firm in 2001 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease permits subletting. How do we find out?
Your lease dictates relations between the landlord and you the flat owner; in particular, it will indicate if subletting is not allowed, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is allowed. The majority of leases in Bishops Cleeve do not contain subletting altogether – such a clause would adversely affect the market value the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.
I invested in buying a split level flat in Bishops Cleeve, conveyancing was carried out April 2001. Can you work out an approximate cost of a lease extension? Equivalent flats in Bishops Cleeve with a long lease are worth £191,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease terminates on 21st October 2079
With only 54 years unexpired we estimate the price of your lease extension to range between £32,300 and £37,400 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.
My husband and I are looking at buying our first property in Bishops Cleeve. Please can you suggest a trustworthy Bishops Cleeve conveyancer that will assist us as well as act for Bank of Ireland?
LenderPanel.com is restricted to being a directory service for property lawyers who want to be listed as being on the approved conveyancing panel for Bank of Ireland in certain areas such as Bishops Cleeve . Our intention is not to recommend any particular lawyer.