Our bank has recommended a law firm on their panel based in Darley Abbey but I would rather use a conveyancing lawyer in Darley Abbey or nearer to where I live. Can you assist?
It is by no means the case that all Darley Abbey conveyancing practices are listed all lender’s conveyancing panel. Use our find an approved solicitor tool to find a Darley Abbey conveyancing solicitor on the on the mortgage company panel.
What is your number one tip for finding a conveyancing solicitor in Darley Abbey
Do not opt for the cheapest Darley Abbey conveyancing fees. 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 know exactly what you’ll have to pay in ahead of time.
I'm the only recipient of my late mum's estate and I have everything in my name now, including the my former home in Darley Abbey. The Darley Abbey property was put into my name in December. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship will be treated the same way as if I'd bought the property in December. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. many lenders would take a pragmatic view as this obligation is primarily there to capture subsales or the wholesaling and assigning of properties.
I recently had an offer accepted on a house in Darley Abbey. My financial adviser suggested a solicitor. I paid an advanced payment of £175. Shortly after, the conveyancing practitioner called me to say that they were not on the Virgin Money 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 Virgin Money 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.
I have a renovated Victorian house in Darley Abbey. Conveyancing practitioner acted for me and Alliance & Leicester . I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold with the exact same property. I thought I was buying a freehold how can I check?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Darley Abbey and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing solicitor who conducted the conveyancing.
I'm buying my first flat in Darley Abbey with a mortgage from The Mortgage Works. The developers refused to move on the price so I negotiated £7000 of additionals instead. The house builders rep told me not disclose to my conveyancer about the deal as it will impact my loan with the bank. Should I keep quiet?.
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.
In what way can the Landlord & Tenant Act 1954 affect my commercial premises in Darley Abbey and how can your lawyers assist?
The 1954 Act provides security of tenure to business tenants, giving them the right to make a request to court for a renewal lease and continue in occupation when the lease reaches an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Darley Abbey is one of our hundreds of areas of the UK in which the firms we work with are based
I dont have enough spare funds to pay a 10% deposit on my apartment purchase in Darley Abbey , but I still want to go ahead. What can I do?
You can accept a lesser deposit. Many sellers will agree to a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment