This question may be naive but I am new to the process as FTB of a ground floor flat in Coombe. Do I receive the keys to the property on completion from my lawyer? If this is the case, I will appoint a local conveyancing solicitor in Coombe?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you will be invited to pick up the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.
We previously chose conveyancing lawyers based in Coombe on the Clydesdale solicitor panel. They have just billed me an additional charge for dealing with the Clydesdale mortgage. Is this an additional conveyancing fee set by Clydesdale?
Provided it is contained in their Terms of Engagement or estimate then yes your solicitor can charge a fee for this. This fee is not dictated by Clydesdale but by your Coombe conveyancing practitioner. Numerous firms on the Clydesdale panel will charge ’dealing with mortgage’ fee and others do not.
Can I be sure that the Coombe conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in Coombe getting recommendations is a good starting point. 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 recommend that you speak with the solicitor carrying out your conveyancing.
I'm buying a new build house in Coombe with a loan from Britannia. The builders would not budge the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not to tell my lawyer about the side-deal as it could jeopardize my loan with the lender. Should I keep quiet?.
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.
Over the last few months I have been searching for a ground for flat up to £245,000 and identified one close by in Coombe I like with a park and transport links in the vicinity, however it only has 61 years unexpired on the lease. There is not much else in Coombe suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a mortgage that many years will be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
Is it simple use the search facility to locate a conveyancing solicitor in Coombe on the approved list for my bank?
First select a bank such as HSBC Bank, Leeds Building Society or TSB then type in your location a common one being Coombe. Conveyancing firms in Coombe and nationally will then be listed.
Helen (my wife) and I may need to sub-let our Coombe 1st floor flat for a while due to a new job. We instructed a Coombe conveyancing firm in 2003 but they have closed and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?
Even though your previous Coombe conveyancing solicitor is not around you can review your lease to check if it allows you to sublet the apartment. The accepted inference is that if the deeds are non-specific, subletting is permitted. Quite often there is a prerequisite that you are obliged to obtain consent via your landlord or some other party in advance of subletting. The net result is you not allowed to sublet without prior permission. The consent should not be unreasonably refused ore delayed. If the lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Coombe conveyancing firm to assist?
Where there is a absentee landlord or where there is dispute about the premium for a lease extension, under the relevant legislation you can apply to the LVT to make a decision on the price.
An example of a Lease Extension case for a Coombe flat is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case was in relation to 1 flat.
New build sellers have suggested I use a conveyancer and I've received an estimate from them. It's nearly three hundred pounds cheaper than my preferred Coombe solicitor. What's the catch?
Developers frequently have lists of property lawyers who expedite matters and who know the seller’s documentation and lawyer. As many developers offer an incentive to choose their approved lawyer for this reason, any increased fees can be avoided and a developer won't recommend a conveyancing factory and run the risk of having the conveyancing stall when they require an exchange in 28 days. A counter-argument for not opting for the recommended lawyer is that they may prove reluctant to 'push' your interests at the risk of upsetting the housebuilder. Where you have concerns that this may be the situation you should remain with your high street Coombe conveyancing practitioner.