It has come to my attention via my IFA that my Corby property lawyer is not on the mortgage company Conveyancing panel. How can I be certain whether this is indeed the case?
Your first step should be to contact your Corby conveyancer. You lawyer should inform you of the situation. Where they are not on the panel they may be able to suggest a Corby conveyancing firm that is on the approved list of lawyers for your mortgage company.
I am planning to move house in May. Should my conveyancing solicitor call the removal company on the day of completion. As an aside, can you put forward a removal company in Corby. Conveyancing solicitor was organised before I stumbled across your page.
On the afternoon of completion you will need to pick up the keys from your selling agent however this should only happen after the vendors solicitors inform the agent that they have the completion monies and the keys can be collected. Subsequently you should advise the removal men that you are ready to move in. We do not suggest a specific removal organisation but can assist you in choosing a conveyancing in Corby or a firm that specialises in conveyancing in Corby.
After much negotiation I have agreed a price on a house in Corby. My mortgage broker pressured me to appoint their lawyer. I paid an advanced payment of £200. A couple of days later, the solicitor contacted me sheepishly admitting that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Clydesdale have agreed my home loan in principle, my bid on a apartment in Corby has been agreed to, what happens next?
Your property agent will want to know who your solicitors are (be sure the solicitors are on the lender’s panel). Telephone Clydesdale or the broker and finalise any relevant forms. Clydesdale will sellect a valuer who will get in touch with the selling agent or owners to book an appointment. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. Clydesdale will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Corby.
I am buying my first flat in Corby with a mortgage from Coventry Building Society. The developers would not move on the amount so I negotiated £7000 of additionals instead. The house builders rep advised me not disclose to my lawyer about this extras as it would put at risk my loan with the lender. Do I keep my lawyer in the dark?.
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.
My cousin has recommend that I instruct his lawyers for conveyancing in Corby. Do I take his advice?
No doubt the ideal way to select a conveyancing solicitor is to seek guidance from friends or relatives who have actually experience in using the solicitor that you are contemplating using.
I am looking at a two maisonettes in Corby both have in the region of forty five years unexpired on the leases. should I be concerned?
There is no doubt about it. A leasehold apartment in Corby is a wasting asset as a result of the reducing lease term. The closer the lease gets to its expiry date, the more it reduces the marketability of the premises. For most buyers and lenders, leases with less than eighty years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Corby conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I invested in buying a split level flat in Corby, conveyancing having been completed in 2001. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Corby with an extended lease are worth £191,000. The average or mid-range amount of ground rent is £55 yearly. The lease expires on 21st October 2079
With only 54 years unexpired we estimate the premium for your lease extension to be between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.
Me and my partner have today had an offer accepted on our first home in Corby, and are now looking to get solicitors instructed. We have used the different rating tools and the fee estimates are from all across the the UK. Is it necessary to have a Corby solicitor local to the prospective house? We are content to do everything electronically, but I assume at some stage we may need to physically go into the conveyancing practitioner's office to sign contracts?
The lawyer does not have to be in Corby, but choosing local means that you can go in if required, by way of example, if a signature is immediately necessary. Furthermore, a Corby solicitor have established relationships with local agents and (if the vendor has chosen a local conveyancer) with them, which should help smooth the process.