I have an AIP. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel solicitor as I would prefer to use a local conveyancing solicitor in Elmers End?
Do check but the chances are that appoint one of their panel conveyancers if you want the "fee-free" deal. Contact the bank and explore if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Elmers End.
What is your number one tip for choosing a conveyancing solicitor in Elmers End
It would be unwise to be tempted by the lowest Elmers End conveyancing costs illustration. You really do get what you pay 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.
Forgive me if this question is silly but I am unseasoned as FTB of a ground floor flat in Elmers End. Do I collect the keys to the premises on the completion date from my conveyancer? If so, I will appoint a High Street conveyancing solicitor in Elmers End?
On the day of completion you will not be required to attend the conveyancers office in Elmers End. Conveyancing lawyers for you will electronically transfer the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you will be able to receive the keys from the Estate Agents and start moving into the property. Usually this occurs between 1 and 3pm.
After much negotiation I have agreed a price on an apartment in Elmers End. My financial adviser recommended their conveyancers. I paid an upfront payment of £150. Not long after, the lawyer contacted me to say that they were not on the Co-operative 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 Co-operative 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 am purchasing my first flat in Elmers End with a loan from Santander. The builders refused to move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not inform my lawyer about the deal as it may impact my loan with Santander. 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.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one near me in Elmers End I like with amenity areas and railway links nearby, however it only has 51 remaining years left on the lease. I can't really find anything else in Elmers End suitable, so just wondered if I would be making a grave error acquiring a short lease?
If you need a home loan the remaining unexpired lease term will likely be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.
I have been sourcing a conveyancing practitioner in Elmers End for my purchase. Is it possible to check a solicitor's record with the legal regulator?
Anyone may search for documented Solicitor Regulator Association (SRA) decisions stemming from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The SRA could recorded telephone calls for training reasons.
I've recently bought a leasehold property in Elmers End. Do I have any liability for service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Following months of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Elmers End. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a absentee landlord or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to assess the price.
An example of a Lease Extension case for a Elmers End residence is Flats 55, 67 & 70 Melbourne Court Anerley Road in July 2013. The tribunal calculated that the premium for the extended lease at £48,366.00 for at 55, and £88,329.00 for ats 67 and 70 combined. This case related to 1 flat. The unexpired lease term was 26.38 years.