Much to our surprise we have been advised by our financial adviser that my Coven lawyer is not on the mortgage company Conveyancing panel. What can I do to be sure whether this is correct?
Your first step should be to contact your Coven conveyancer. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they may recommend you to a Coven conveyancing practice that is on the approved list of lawyers for your bank.
I am purchasing a new build apartment in Coven and my solicitor is advising me that she is duty bound to the mortgage company to reveal incentives from the developer. I am on a tight deadline to sign contracts and I would rather not delay deal. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I had intended to instruct a conveyancing solicitor in Coven for our home move. Our financial adviser has since advised us that our bank Leeds Building Society won't deal with them. Surely this is unfair competition?
A lender can require a panel conveyancer act for it. You would be expected to bear the charges for this. Do use our search facility to find a solicitor to carry conveyancing in Coven on the Leeds Building Society member panel.
I decided to have a survey done on a property in Coven prior to instructing solicitors. I have been told that there is a flying freehold aspect to the house. My surveyor has said that some banks will refuse to grant a mortgage on a flying freehold home.
It varies from the lender to lender. Santander has different requirements from Birmingham Midshires. Should you wish to telephone us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Coven. Conveyancing may be slightly more expensive based on your lender's requirements.
Taking into account that I am about to part with 450k on a property in Coven I would like to talk to a lawyer concerning thehome move before instructing the firm. Is this something that you can arrange?
This is something that we recommend - we would be pleased to talk to you we do not take any clients on without you speaking to the solicitor due to be doing your property ownership legalities in Coven.There is no ‘factory style conveyancing’ - each client is an important individual, not a file reference. The solicitors that we put you in touch with believe that the fees you are provided with for your conveyancing in Coven should be the amount on the final invoice that you end up paying.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £350,000 garden flat in Coven in 8 days. The managing agents has quoted £408 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Coven?
For most leasehold sales in Coven conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
-
Completing conveyancing due diligence enquiries
Where consent is required before sale in Coven
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I acquired a studio flat in Coven, conveyancing having been completed November 2009. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Coven with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 levied per year. The lease runs out on 21st October 2077
With 52 years remaining on your lease the likely cost is going to range between £29,500 and £34,000 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.