I opted for a Cawthorne based lawyer for our conveyancing in Cawthorne today. After carefully reading the Ts and Cs I seewe are on the hook for costs even if the dealfalls through. Should I go with them or instruct a web based firm promoting no move no charge conveyancing in Cawthorne?
Generally there is a concession along the lines that if "No Sale No Fee" is offered then the fee levels will generally be uplifted to offset those conveyances that do not go ahead. Do bear in mind that such arrangements rarely cover disbursements for example Cawthorne conveyancing search charges.
AssumingI were to purchase a straightforward propertyin Cawthorne mortgage fee and have no survey and no local authority searches how much should I expect to to save on my conveyancing in Cawthorne?
The sole reduction in fees you would make on is the disbursement for searches. Your property lawyer still got to do everything else - money laundering, liaising with the vendors solicitor, SDLT return, register the ownership etc. A marginal saving might be made by not having to register a mortgage however it won't be significant.
I'm purchasing my first flat in Cawthorne with a loan from Birmingham Midshires. The developers refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative advised me not to tell my solicitor about the extras as it could affect my loan with Birmingham Midshires. Should I keep quiet?.
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.
As co-executor for the will of my father I am disposing of a house in Neath but live in Cawthorne. My conveyancer (based 300 kilometers awayneeds me to execute a stat dec prior to completion. Could you suggest a conveyancing practitioner in Cawthorne to attest and place their company stamp on the document?
strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are Cawthorne based
I am a negotiator for a busy estate agent office in Cawthorne where we have experienced a few flat sales derailed as a result of leases having less than 80 years remaining. I have been given conflicting advice from local Cawthorne conveyancing solicitors. Could you clarify whether the vendor of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I bought a garden flat in Cawthorne, conveyancing was carried out February 1999. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Cawthorne with a long lease are worth £190,000. The ground rent is £45 levied per year. The lease comes to an end on 21st October 2087
With only 62 years remaining on your lease the likely cost is going to be between £17,100 and £19,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.
I am purchasing a ground floor apartment in Cawthorne. Conveyancing solicitor has been waiting for, from the seller, building insurance schedule. This morning I was informed that the seller must send the insurance documents for the flat above as well. Why would my conveyancing practitioner want to check the insurance for the flat above? Is it really required? We have been in hold for the last fortnight…
It is not unheard of in leasehold conveyancing in Cawthorne to discover Conveyancing in Cawthorne in a minority of cases reveals that the lease obliges the leasehold owners to insure their individual flats as opposed to the landlord insuring the complete premises - which is clearly better. You should clarify with your property lawyer but it would appear that your solicitor is seeking to establish that the complete building is insured. Insuring a ground floor flat is no help when it comes to rebuilding after a fire if the 1st floor cannot be reinstated due to lack of insurance.