My flat in Godmanchester is up for sale and I have a purchaser. Will the conveyancing practitioner have to be required to be on the Bank of Ireland conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Bank of Ireland conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently at the moment.
I am expecting a AIP from HSBC this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do HSBC recommend any Godmanchester solicitors on the HSBC conveyancing panel, or is it better to go independently?
You will need to appoint Godmanchester solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
I'm in the throws of looking at apartments in Godmanchester and I am about to put in an offer. Should I already have a conveyancing practitioner in place at this point? I will be getting a home loan with Yorkshire BS.
It would be advisable to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. As you are seeking a mortgage with Yorkshire BS, make sure you remember to check that your lawyer is on the Yorkshire BS conveyancing panel.
I had an offer accepted on an apartment in Godmanchester on 30/9/2026, valuation was booked 3 days later, all came back fine. Property lawyer retained, so all that was missing was my mortgage offer. Having made daily calls to Bank of Ireland and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Bank of Ireland conveyancing panel. Are Bank of Ireland entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am buying a new build house in Godmanchester with the aid of help to buy. The developers would not budge the amount so I negotiated £7000 of extras instead. The property agent suggested that I not reveal to my solicitor about the deal as it will put at risk my mortgage with the bank. Should I keep quiet?.
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 UK Finance website. UK Finance 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.
My business partner and I are looking to take over a lease of an office on the high street. Can you recommend lawyers offering competitive costs for non-domestic conveyancing in Godmanchester for less than £1,200?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Godmanchester, including the sale and purchase of businesses as well as simply premises. If you are intending to acquire or dispose of a shop, pub, restaurant, office, retail premises or a complete business we will put you in touch with the right solicitor. Regarding the costs this will depend on the structure and nuances of the proposed transaction. Let us have your details or call so as to enable us to furnish you with a fixed commercial conveyancing calculation.
Last May I purchased a leasehold house in Godmanchester. Am I liable to pay service charges relating to a period prior to my ownership?
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. Strange as it may seem, 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).
I bought a 1st floor flat in Godmanchester, conveyancing was carried out in 1998. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Godmanchester with a long lease are worth £202,000. The ground rent is £60 charged once a year. The lease runs out on 21st October 2083
With just 57 years remaining on your lease we estimate the price of your lease extension to range between £28,500 and £33,000 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.
I am buying a property and need a conveyancing solicitor in Godmanchester who is on the bank conveyancing panel. Can you recommend a Godmanchester or local Godmanchester conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the mortgage company who conduct conveyancing in Godmanchester. We dont recommend any particular firm.