We are looking to buy a flat and need a conveyancing solicitor in Curdworth who is on the Bank of Ireland conveyancing panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Curdworth.
Do commercial conveyancing searches reveal impending roadworks that may affect a commercial site in Curdworth?
Its becoming the norm that commercial conveyancing solicitors in Curdworth will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Curdworth. The report 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 Curdworth.
For each commercial conveyancing transaction in Curdworth it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Curdworth commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Curdworth.
I'm buying a new build house in Curdworth with a loan from Alliance & Leicester . The developers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The property agent told me not reveal to my conveyancer about the extras as it could put at risk my mortgage with the bank. Is this normal?.
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 decided to have a survey completed on a house in Curdworth before retaining conveyancers. I have been told that there is a flying freehold aspect to the house. My surveyor has said that some lenders tend not give a loan on this type of property.
It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Curdworth. Conveyancing may be slightly more expensive based on your lender's requirements.
Am I right to be concerned by estate agents that I am dealing with are recommending an online conveyancing firm rather than a local Curdworth conveyancing company?
As with lots of professional services, often input from relatives can be most helpful. Yet there are lots of parties with a keen interest in a conveyancing deal; estate agents, financial adviser and banks might all put forward conveyancers to instruct. Sometimes these lawyers might be known to one of the organisations as being good in their field, but occasionally there may be a financial incentive behind the endorsement. You have the right to appoint your preferred lawyer. You need to be aware that the majority of lenders specify a panel list of law firms you have to use for the lender aspect of your house move.
I am a negotiator for a busy estate agent office in Curdworth where we have witnessed a number of leasehold sales derailed due to short leases. I have been given contradictory information from local Curdworth conveyancing firms. Could you confirm whether the owner of a flat can commence the lease extension process for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I acquired a 1 bedroom flat in Curdworth, conveyancing formalities finalised in 2011. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Curdworth with over 90 years remaining are worth £191,000. The ground rent is £55 yearly. The lease terminates on 21st October 2078
You have 53 years unexpired the likely cost is going to range between £27,600 and £31,800 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 are not able to advice on the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.