I am expecting a mortgage offer from Lloyds. I would like to instruct a Licensed Conveyancer in Drakes Cross. Does the Lloyds Solicitor panel exclude Licensed Conveyancers?
The Lloyds conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
I am buying a new build house in Drakes Cross benefiting from help to buy. The developers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not to tell my conveyancer about the side-deal as it may affect my loan with the 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.
How difficult is it to change firm as I need to retain one who is on the TSB conveyancing panel. I hired a family conveyancing solicitor in Drakes Cross round the corner but the firm is not accepted by TSB
It would be our pleasure to assist you select a conveyancing solicitor in Drakes Cross on the TSB panel. Please note that the property lawyers that we work with do not pay us fee if you instruct them and are fully regulated by the SRA who regulate all conveyancing solicitors in Drakes Cross. In making use of search facility on this page, you can scrutinise costs for conveyancing solicitors in Drakes Cross and throughout England and Wales.
I need to appoint a conveyancing solicitor for leasehold conveyancing in Drakes Cross. I've chance upon a site which seems to have the ideal answer If it is possible to get all the legals completed via phone that would be preferable. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
All being well we will complete our sale of a £375,000 flat in Drakes Cross next Friday. The managing agents has quoted £312 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge an administration fee for a flat conveyance in Drakes Cross?
Drakes Cross conveyancing on leasehold maisonettes often requires the purchaser’s lawyer submitting questions for the landlord to address. Although the landlord is under no legal obligation to answer these enquiries the majority will be willing to assist. They are entitled to levy a reasonable charge for responding to questions or supplying documentation. There is no set fee. The average costs for the information that you are referring to is £350, in some situations it is in excess of £800. The administration charge demanded by the landlord must be accompanied by a summary of rights and obligations in relation to administration charges, otherwise the invoice is technically not due. In reality you have little option but to pay whatever is demanded should you wish to exchange contracts with the buyer.
I am the registered owner of a 2 bed flat in Drakes Cross, conveyancing was carried out in 2012. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Drakes Cross with over 90 years remaining are worth £185,000. The ground rent is £65 yearly. The lease runs out on 21st October 2084
With just 60 years left to run the likely cost is going to range between £20,000 and £23,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.
I am an executor of my recently deceased mum’s Will, with a property in Drakes Cross which will be marketed. The property is unregistered at HMLR and I'm advised that some buyers solicitors will insist that it is completed before they will move forward. What's the mechanism for this?
In the circumstances that you have set out it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.