I am soon to complete on the purchase of a property in Danbury but as a result of damage from some water damage at the property I have was able negotiate reparation from the current proprietors of three thousand pounds taking the form of a adjustment in the price. This was going to be dealt with as part of a side agreement but Lloyds are not allowing this. Why were they approached?
Your conveyancing practitioner being on the Lloyds approved list is obliged to advise Lloyds of any variations to the purchase price. If you prohibit your conveyancer to notify the price change to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new conveyancing practitioner for your conveyancing in Danbury.
I am assisting my niece sell her house in Danbury. Will the conveyancer commission the energy assessment or it is for the owner to see to?
After the demise of HIPs, EPC’s was maintained a compulsory part of moving property. An EPC must be to hand before the property is put on the market. This is not something that law firms ordinarily arrange. Where you are instructing a Danbury conveyancing practitioner they may be able to arrange EPC’s given their relationships with long established Danbury accredited person
We previously instructed solicitors with offices in Danbury on the HSBC solicitor approved list. They are now charging me a separate amount for the legal aspects of the HSBC mortgage. Is this a supplemental conveyancing fee set by HSBC?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your lawyer is entitled to levy a fee for this. This fee is not dictated by HSBC but by your Danbury solicitor. Numerous firms on the HSBC panel will quote ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.
We are getting a further advance on our mortgage from Principality as we want to carry out improvements to our property in Danbury. Are we obliged to appoint a nearby Danbury solicitor on the Principality conveyancing panel to handle the legals?
Principality would not normally require firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality panel.
I'm purchasing my first flat in Danbury with a mortgage from Norwich and Peterborough Building Society. The builders would not reduce the amount so I negotiated 6k of extras instead. The property agent told me not inform my conveyancer about the deal as it could affect my loan with the bank. 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 am looking into buying my first house which is in Danbury and I am already nervous. I couldn't find anything specific about Danbury. Conveyancing will be needed in due course but do you know about the Danbury area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Danbury. In the meantime here are some basic statistics that we found
All being well we will complete the disposal of our £125,000 flat in Danbury next Thursday. The landlords agents has quoted £420 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge such fees for a leasehold conveyance in Danbury?
Danbury conveyancing on leasehold maisonettes normally necessitates the purchaser’s solicitor sending enquiries for the landlord to address. Although the landlord is not legally bound to address these enquiries most will be willing to assist. They are at liberty to invoice a reasonable administration fee for responding to questions or supplying documentation. There is no set fee. The average costs for the information that you are referring to is over three hundred pounds, in some cases it exceeds £800. The administration charge demanded by the landlord must be sent together with a synopsis of rights and obligations in respect of administration charges, otherwise the charge is technically not due. Reality however dictates that you have no choice but to pay whatever is requested of you should you wish to complete the sale of your home.
I invested in buying a ground floor flat in Danbury, conveyancing was carried out 4 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Danbury with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 per annum. The lease finishes on 21st October 2090
You have 64 years remaining on your lease we estimate the premium for your lease extension to range between £15,200 and £17,600 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.
I purchased a flat in Danbury last 15/10/2024 and to date it is still not registered with the Land Registry. It was part of a new estate and my lawyer told me that it may take 12 months to register. I have called the Land Registry directly and they have informed me the original application was cancelled due to failure to reply to requisitions. What can I do?
It is your property lawyer that you really need to turn to here in order to satisfy any concerns which have arisen as part of the registration formalities for your Danbury property. Normal Danbury conveyancing practice includes an undertaking on the part of the previous owner’s property lawyer that they will assist in resolving any requirements raised by HMLR so it may be a case of seeking to enforce that undertaking in some way.