I have just started taking steps with the aim of changing my existing standard home loan to a Buy to Let Alliance & Leicester mortgage. The bank has said that I require a lawyer as part of the process. I got in contact with my past Crabtree conveyancing practitioner who dealt with the legals when I originally acquired the house. The quote e-mailed to me of £575 plus disbursements is an eye-watering amount to do this as its a refinance than a sale or purchase.
The charges appear a bit high. If you you were to look around you may be able to decrease the fees slightly by perhaps a hundred pounds. On the other hand, if you were pleased with the assistance the firm gave you couldlive to rue opting for an an unknown lawyer. Don't forget to ensure that the conveyancer can represent Alliance & Leicester . Do make use of our search tool to locate a Crabtree conveyancing firm on the Alliance & Leicester approved list of lawyers, which can often include conveyancing solicitors in Crabtree.
My husband and I are acquiring a newly built duplex in Crabtree and my solicitor is informing me that she is duty bound to the mortgage company to reveal incentives from the developer. I am nearing the developer’s deadline to exchange contracts and my preference is not to prolong the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a mortgage company 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.
Me and my partner are buying a flat in Crabtree. It might be a silly question but how we can trust a conveyancer? On completion day we have to send our life savings into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I just bought a flat at auction in Crabtree. Conveyancing is required. What happens now?
Now that you have legally bound yourself to purchase you must hire the services of a conveyancing lawyer as a matter of priority as you now have a fast approaching a drop dead date to complete the conveyancing. An auction property will ordinarily have an associated auction set of papers. This should include evidence of title and search results. In the case of leasehold premises the auction papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You should give this to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding organised to complete on the date specified in the contract.
I recently had an offer agreed on a house in Crabtree. My mortgage broker pressured me to appoint their solicitor. I paid an on account payment of £200. A few days later, the lawyer called me embarrassingly acknowledging that they were not on the Kent Reliance 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 Kent Reliance 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.
Should commercial conveyancing searches disclose proposed roadworks that could impact a commercial premises in Crabtree?
Many commercial conveyancing solicitors in Crabtree will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Crabtree. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Crabtree.
For each commercial conveyancing transaction in Crabtree it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Crabtree commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Crabtree.
Due to the input of my in-laws I had a survey completed on a property in Crabtree before appointing solicitors. I have been told that there is a flying freehold aspect to the house. My surveyor has said that some lenders tend refuse to grant a loan on a flying freehold premises.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Halifax. If you contact us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Crabtree. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Crabtree to see if the conveyancing will be more expensive.
Can you provide any advice for leasehold conveyancing in Crabtree with the aim of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Crabtree can be reduced where you appoint lawyers as soon as your agents start advertising the property and request that they start to collate the leasehold information needed by the buyers’ solicitors. In the event that you altered the property did you need the Landlord’s approval? In particular have you installed wooden flooring? Crabtree leases often stipulate that internal structural alterations or installing wooden flooring necessitate a licence from the Landlord approving such works. Where you fail to have the consents to hand do not contact the landlord without contacting your lawyer in the first instance. Some Crabtree leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. If you have had any disputes with your freeholder or managing agents it is essential that these are resolved before the property is marketed. The purchasers and their solicitors will be reluctant to purchase a property where there is a current dispute. You will have to accept that you will have to pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to present the dispute as over rather than unsettled. You believe that you know the number of years left on your lease but you should double-check via your conveyancers. A buyer’s conveyancer will be unlikely to recommend their client to where the lease term is below 75 years. In the circumstances it is essential at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale.
Leasehold Conveyancing in Crabtree - Examples of Questions you should ask Prior to buying
-
It would be prudent to discover as much as you can concerning the company managing the building as they will either make your life much simpler or much more difficult. As the proprietor of a leasehold property you are often in the clutches of the managing agents both financially and when it comes to every day issues like the upkeep of the common parts. Don't be shy to ask other tenants whether they are happy with their service. In conclusion, find out the dates that you are obliged pay the maintenance charge to the relevant party and specifically what it includes. Generally speaking the cost for major works are not built into the maintenance charges, albeit that there some managing agents in Crabtree ask tenants to contribute towards a sinking fund and this is used to offset against major works. How much is the ground rent and service charge?