Our solicitor has identified a a problem with the lease for the property we are buying in Branston. The seller’s lawyers have suggested defective title insurance as a solution. We are happy with insurance and will cover the costs. Our solicitor says that he must be satisfied that the mortgage company is happy with this solution. Are we the client or is the mortgage company ?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.
We are purchasing a property and need a conveyancing solicitor in Branston who is on the Co-operative approved panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Branston.
I'm buying my first flat in Branston benefiting from help to buy. The builders refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not reveal to my solicitor about this extras as it could adversely affect my loan with Barclays Direct. Is this normal?.
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.
How difficult is it to switch firm as I need to retain one who is on the HSBC Bank conveyancing list. I had appointed a family conveyancing solicitor in Branston five minutes from me but the firm is not accepted by HSBC Bank
We will our best to assist in finding you a conveyancing solicitor in Branston on the HSBC Bank panel. Please note that the property lawyers that we on the directory do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Branston. In utilising the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Branston.
Estate agents have just been given the go-ahead to market my garden flat in Branston. Conveyancing solicitors are to be appointed soon, however I have recently received a yearly maintenance charge invoice – what should I do?
Your conveyancing lawyer is likely to suggest that you should discharge the service charge as normal given that all ground rent and service payments will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I am the registered owner of a 2 bed flat in Branston, conveyancing having been completed 6 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Branston with over 90 years remaining are worth £190,000. The ground rent is £45 invoiced every year. The lease terminates on 21st October 2087
With just 62 years remaining on your lease we estimate the price of your lease extension to be between £17,100 and £19,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.
My wife and I have recently appointed a conveyancing solicitor in Branston. I need to find out if they are on the bank's approved list of lawyers. Can you help?
It’s a good idea call your conveyancer to check if they are on the bank's panel. If that does not help call us and we can make some checks for you. If they are not on the lender panel we we can help find a reputable conveyancing solicitor in Branston on the approved list for your mortgage company.