I am expecting a mortgage offer from Halifax. My intention is to enlist the help of a Licensed Conveyancer in Bodelwyddan. Does the Halifax Conveyancing panel exclude Licensed Conveyancers?
The Halifax conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
My son is purchasing a new build apartment in Bodelwyddan with a home loan from Barclays. His lawyer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Barclays conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Barclays conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
What will a local search inform me about the property we're buying in Bodelwyddan?
Bodelwyddan conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company such as Searches UK The local search is essential in every Bodelwyddan conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search will reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
Are there any apps to assist me to locate a Bodelwyddan law firm on the Britannia conveyancing panel? I am a keen cyclist and am willing to travel upto 10miles to meet the lawyer.
You can use the facility on this page. Please choose the mortgage company and your location and you will see a number of Bodelwyddan conveyancing lawyers located nearest you. We have listed some Bodelwyddan conveyancing firms at the bottom of this page and you can contact them to check if they are on the Britannia approved list
Having had my offer accepted I require leasehold conveyancing in Bodelwyddan. Before I set the wheels in motion I would like to find out the remaining lease term.
Assuming the lease is registered - and 99.9% are in Bodelwyddan - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I inherited a 1 bedroom flat in Bodelwyddan, conveyancing having been completed 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Bodelwyddan with over 90 years remaining are worth £211,000. The ground rent is £45 yearly. The lease comes to an end on 21st October 2092
With just 67 years unexpired we estimate the premium for your lease extension to range between £10,500 and £12,000 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other 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 placing reliance on this information without first seeking the advice of a professional.
I have noted on various consumer advice websites that before selecting a conveyancing solicitors they need approved by your mortgage company. I am first time buyer with but I have an AIP via Halifax and I already have a local conveyancing solicitor in Bodelwyddan at the ready. Can Birmingham Midhshires require an approved lawyer to be instructed? If so, where can I find that list for my conveyancing in Bodelwyddan?
You should choose a solicitor that is on the Birmingham Midhshires panel. Just ring your preferred Bodelwyddan conveyancing solicitor to check if they are on the Birmingham Midhshires panel. If they are not on the panel you have a couple of alternatives open to you here:
- Complete the purchase with your existing Bodelwyddan lawyer but Birmingham Midhshires will undoubtedly retain a solicitor on their conveyancing panel. This will result in additional fees and probable frustration.
- Get a fresh lawyer to act in the purchase, making sure they are on the Birmingham Midhshires conveyancing panel.
- Convince your property lawyer to apply to join the bank panel.