Is it the case that all Crossness conveyancing solicitors on the UBS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the UBS conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. The majority of banks do list licenced conveyancers on their panel and in such a situation the firms would be overseen by the Council of Licensed Conveyancers.
We had instructed solicitors located in Crossness on the Coventry BS solicitor approved list. They have just billed me an additional fee for handling the Coventry BS mortgage. Is this an additional conveyancing fee specified by Coventry BS?
Provided it is contained in their Terms and Conditions or Quote then yes your property lawyer is entitled to levy a fee for this. This fee is not dictated by Coventry BS but by your Crossness conveyancing practitioner. Plenty of firms on the Coventry BS panel will charge an ‘acting for lender’ fee and others do not.
I can not fathom if my bank requires a lease extension. I have called into my local Crossness bank branch on various occasions and was advised it wasn't an issue and they will lend. My Crossness conveyancing solicitor - who is on the lender conveyancing panel- called to say that they will not lend based on their published requirements. I have no idea who is right.
As long as the conveyancer is on the mortgage company panel, they must comply with the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I'm purchasing my first flat in Crossness with a loan from National Westminster Bank. The developers refused to budge the amount so I negotiated 6k of additionals instead. The sale representative advised me not reveal to my solicitor about this deal as it may jeopardize my mortgage with National Westminster Bank. 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.
I am looking for a flat up to £235,500 and found one near me in Crossness I like with open areas and station nearby, the downside is that it only has 52 years on the lease. There is not much else in Crossness suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.
I'm converting the mortgage on my current house to a BTL mortgage with Norwich and Peterborough Building Society and I will use the rest of the raised equity as a deposit on a second property. The neighborhood we are looking at is Crossness. Will your lawyers be able to act for the two banks and link together the transactions?
Do use our comparison tool on this page to ensure that the conveyancers are on the relevant lender panels. On the basis that they are your solicitor should be able to connect the two conveyancing matters but you should have a chat with you lawyer and make clear your expectations and needs.
I have just started marketing my garden apartment in Crossness. Conveyancing has not commenced, but I have just received a quarterly maintenance charge invoice – should I leave it to the buyer to sort out?
It best that you clear the invoice as you normally would given that all ground rent and service payments will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Crossness conveyancing firm to help?
Where there is a missing freeholder or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to assess the premium.
An example of a Lease Extension decision for a Crossness premises is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case affected 13 flats. The remaining number of years on the lease was 76 years.
Our bank agreed in principle to issue us a mortgage. We are using a reputable conveyancer in Crossness two days ago. This morning, our financial adviser called to say that the lender said that we cannot use our solicitor as they aren't on their panel. As FTB's, we had no idea that the bank had a say Is this usual?
You can actually instruct any lawyer you prefer to instruct including the said conveyancer in Crossness but if your bank aren't happy with them you would have to fork out additional cost so the bank can retain their own conveyancer too. On occasion it is possible your solicitor may apply to get added to the lender panel. Do make the most of web-based tools such as lenderpanel.com to find a conveyancing solcitor in Crossness on the bank panel. You can go into your high street bank branch in Crossness. They can recommend conveyancing solicitors in Crossness on the panel for your lender.