Completed the sale of my flat in Cawthorne last November but the buyer keeps Skype messaging every few hours to moan that his lawyer needs to hear from mine. What should have happened following completion?
Following your disposal your conveyancer is committed to send the transfer documentation and all additional paperwork to the buyer’s lawyers. Depending on the transaction, your lawyer must also evidence that the mortgage has been repaid to the buyers lawyers. There is unlikely to be post completion procedures just for conveyancing in Cawthorne.
Is it correct that all Cawthorne CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing list of approved practices?
A selection of lenders now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
We previously chose conveyancers located in Cawthorne on the Nationwide solicitor approved list. They have just invoiced me a separate charge for the legal aspects of the Nationwide mortgage. Is this a supplemental conveyancing fee specified by Nationwide?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your conveyancer is entitled to charge a fee for this. This charge is not set by Nationwide but by your Cawthorne conveyancer. Plenty of firms on the Nationwide panel will levy an ‘acting for lender’ fee and others do not.
Can I be sure that the Cawthorne conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Cawthorne seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor handling your transaction.
We are intent on selling our home in Cawthorne and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A local lawyer would know this is not the case. It does beg the question why the purchasers used an internet conveyancing firm as opposed to a conveyancing solicitor in Cawthorne. Having lived in Cawthorne for 4 years we know that this is a non issue. Is it a good idea to contact our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I am buying my first flat in Cawthorne with the aid of help to buy. The sellers would not move on the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not inform my conveyancer about this extras as it could jeopardize my loan with Skipton Building Society. 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 decided to have a survey carried out on a house in Cawthorne before instructing conveyancers. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some lenders will refuse to issue a loan on a flying freehold premises.
It varies from the lender to lender. Lloyds has different instructions from Nationwide. Should you wish to call us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Cawthorne. Conveyancing will be smoother if you use a solicitor in Cawthorne especially if they are familiar with such properties in Cawthorne.
I am looking at a couple of maisonettes in Cawthorne both have approximately fifty years unexpired on the leases. Will this present a problem?
There are plenty of short leases in Cawthorne. The lease is a right to use the property for a prescribed time frame. As the lease gets shorter the marketability of the lease reduces and it becomes more costly to extend the lease. For this reason it is advisable to increase the term of the lease. It is often difficult to sell a property with a short lease as mortgage companies may be reluctant to lend money on such properties. Lease extension can be a protracted process. We recommend you get professional assistance from a solicitor and surveyor with experience in this area.
Cawthorne Leasehold Conveyancing - Sample of Questions you should ask before Purchasing
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Make sure you discover if there is anything that is prohibited in the lease. By way of example some leases prohibit pets being permitted in certain buildings in Cawthorne. If you like the apartmentin Cawthorne however your dog is not allowed to make the move with you then you will be presented with a hard choice. What prohibitions are there in the Cawthorne Lease? Many Cawthorne leasehold flats will have a service bill for the upkeep of the block invoiced by the landlord. Where you acquire the flat you will have to pay this liability, normally quarterly accross the year. This may differ from a few hundred pounds to thousands of pounds for bigger purpose-built blocks. In all probability there will be a ground rent for you to pay yearly, this is usually not a exorbitant amount, say about £50-£100 but you should to enquire as sometimes it can be many hundreds of pounds.