My IFA requires my Creigiau solicitor’s panel reference for the Santander conveyancing panel. Can you suggest how I discover this. I have called my local Creigiau office but they don't know it.
The sensible thing to do is ask for this information from your Creigiau lawyer . They should have a central record lender panel numbers.
I have a decision in principle. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to use their panel solicitor as I would prefer to appoint a specialised conveyancing solicitor in Creigiau?
You should check but the chances are that give you one of their panel conveyancers where you want the "fee-free" incentive. Contact the bank to explore if they offer you a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor near Creigiau.
If you had a top tip for selecting a conveyancing solicitor in Creigiau what would it be?
Do not opt for the cheapest Creigiau conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
A relative pointed out to me me that in buying a property in Creigiau there may be a number of restrictions preventing external alterations to a property. Is this right?
We are aware of anumerous of properties in Creigiau which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Creigiau should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
After what feels like an age I have had an offer on a flat in Creigiau accepted, but there is a chain. The sellers have offered on on an apartment, but it’s not yet agreed to, and have viewings of other flats booked. I have instructed a nearby conveyancing solicitor in Creigiau. What do I do now? When do I get the mortgage application with Nottingham going?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx one thousand pounds, then survey, Creigiau conveyancing search fees, etc). First, you must check that your conveyancing practitioner is on the Nottingham conveyancing panel. Concerning the next stages this very much depends on the uniqueness of your case, desire for this property and on the state of the market. During a hot market the majority of purchasers will apply for a home loan with Nottingham and arrange for the valuation and only if it comes back ok would they request their property lawyer to move forward with searches.
I have recentlyfound out that Arc property Solicitors have closed. They carried out my conveyancing in Creigiau for a purchase of a leasehold apartment 9 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?
The quickest way to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Creigiau conveyancing specialists.
I'm purchasing my first flat in Creigiau with the aid of help to buy. The sellers would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not disclose to my lawyer about the side-deal as it will affect my mortgage with Platform Home Loans Ltd. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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 have recently realised that I have Seventy years unexpired on my lease in Creigiau. I now want to get lease extension but my freeholder is missing. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to prove that you or your lawyers have done all that could be expected to track down the lessor. In some cases an enquiry agent should be helpful to conduct investigations and prepare a report which can be used as proof that the landlord is indeed missing. It is advisable to get professional help from a conveyancer both on proving the landlord’s absence and the vesting order request to the County Court covering Creigiau.
I purchased a 1 bedroom flat in Creigiau, conveyancing having been completed in 2007. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Creigiau with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 levied per year. The lease runs out on 21st October 2092
With 67 years unexpired we estimate the price of your lease extension to be between £10,500 and £12,000 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.