We see that you have a search directory listing firms on the Kent Reliance conveyancing panel. Do firms pay you a commission if I appoint them for our conveyancing in Bramley?
We are a listing service only for law firms wishing to communicate if they are on the Kent Reliance conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Bramley.
Please explain the implications if my solicitor is expelled from the Nationwide Conveyancing panel ahead of completing my conveyancing in Bramley?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
What can a local search tell me concerning the house my wife and I buying in Bramley?
Bramley conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search organisations such as PSG The local search is essential in every Bramley conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your new home. The search will reveal information on, amongst other things, details on planning applications applicable to the property (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 thirteen topic headings.
I am buying my first flat in Bramley benefiting from help to buy. The developers would not reduce the amount so I negotiated five thousand pounds worth of extras instead. The estate agent suggested that I not inform my solicitor about the deal as it may affect my loan with the bank. 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.
I am looking for a flat up to £195,000 and found one round the corner in Bramley I like with open areas and station in the vicinity, however it's only got 51 remaining years left on the lease. I can't really find anything else in Bramley for this price, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a home loan the shortness of the lease will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
I'm remortgaging my primary property to a BTL loan with Godiva Mortgages Ltd and I will use the rest of the raised equity towards further house. The area we are looking at is Bramley. Will your lawyers be able to act for both sets of mortgage companies and tie in the conveyances?
Do use our search tool on this site to ensure that the solicitors are approved by both lenders. Having checked that they are the lawyer will be able to connect the two transactions but you should talk with you lawyer and specify your desired outcome and needs.