Me and my partner are about to complete on the purchase of a house in Dunholme but as a consequence of wreckage from some water damage at the property I have managed to agree recompense from the vendor of three thousand pounds in the form of a reduction in the price. This was going to be addressed as part of a side agreement however HSBC are not allowing this. Should they have been approached?
The lawyer that is on the HSBC approved list is required to inform HSBC of any changes to the sale price. If you were to refuse your conveyancer to report the reduction to HSBC then they would have to discontinue acting for you. In addition, HSBC and you would have to appoint a new conveyancer for your conveyancing in Dunholme.
We are buying a 3 bedroom apartment in Dunholme with a mortgage from National Westminster Bank.We like our Dunholme conveyancing lawyer but National Westminster Bank advised that she’s not on their approved list of firms. It seems we have little choice but to instruct a National Westminster Bank panel lawyer or retain our local solicitor and fork out for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
No, not really. The home loan offered to you is subject to its various provisions, one of which will be that conveyancers must be on the National Westminster Bank solicitor panel. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for National Westminster Bank
I am planning to move home in March. Does my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you put forward a removal company in Dunholme. Conveyancing firm was found prior to coming across your website.
On the day of completion you will need to collect the house keys from your selling agent however this can only take place after the vendors solicitors inform the agent that they have the completion monies and the keys can be passed over. Subsequently you will need to tell the removal company that they can start moving you in. As a matter of policy we do not suggest a specific removal company but can assist you in locating a residential property solicitor in Dunholme or a firm that specialises in conveyancing in Dunholme.
I am the only beneficiary of my late grandmother’s estate and I have everything in my name alone, including the my former home in Dunholme. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership will be regarded the same way as though I had purchased the property in December. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. Some lenders would take a practical view as this requirement is principally there to capture the purchase and immediately sell or the quick reselling of property.
How can we tell if a Dunholme conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Dunholme obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor conducting your transaction.
Just had an offer accepted on a new build apartment in Dunholme. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Dunholme
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There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are surveyor prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
I have been recommended by a number of property agents in Dunholme to get a quote from a conveyancer using your seach tool. What’s the financial incentive for Estate Agents to offer your site rather than a competitor’s?
We refuse to make any financial incentive for directing people to this site. We thought it would be too underhand to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
I work for a long established estate agency in Dunholme where we have witnessed a few flat sales jeopardised due to leases having less than 80 years remaining. I have been given inconsistent advice from local Dunholme conveyancing firms. Could you shed some light as to whether the owner of a flat can initiate the lease extension formalities 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 kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord 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 purchased a garden flat in Dunholme, conveyancing was carried out April 2000. Can you work out an approximate cost of a lease extension? Similar flats in Dunholme with a long lease are worth £176,000. The average or mid-range amount of ground rent is £50 per annum. The lease expires on 21st October 2106
With just 80 years remaining on your lease we estimate the premium for your lease extension to be between £8,600 and £9,800 plus 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 renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.