Is it the case that all Guiseley CQS (Conveyancing Quality Scheme) solicitors are on the Coventry BS conveyancing list of approved firms?
Some major lenders now make use of CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
I had a mortgage agreed in principle with Lloyds. Guiseley conveyancing lawyers were selected. What is the average time that one could expect to receive a mortgage offer from Lloyds?
Some lenders take longer than others. Have Lloyds completed the survey? Have you informed Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am expecting a AIP from TSB 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 TSB recommend any Guiseley solicitors on the TSB conveyancing panel, or is it better to go independently?
You will need to appoint Guiseley solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
I have been told that property searches are the main cause of obstruction in Guiseley house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays during the legal transfer of property. Searches are not likely to be the root cause of holding up conveyancing in Guiseley.
My wife and I own a semi-detached Georgian property in Guiseley. Conveyancing solicitor acted for me and Bank of Ireland. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold under the matching property. I'd like to know for sure, how can I find out??
You should assess 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Guiseley 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 mortgage companies. You can also question the position with the conveyancing lawyer who conducted the work.
I'm buying my first flat in Guiseley benefiting from help to buy. The developers would not move on the amount so I negotiated £7000 of additionals instead. The estate agent advised me not inform my lawyer about this extras as it could impact my loan with Clydesdale. 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.
I decided to have a survey carried out on a house in Guiseley before instructing conveyancers. I have been told that there is a flying freehold aspect to the property. The surveyor advised that some lenders may not give a loan on such a house.
It varies from the lender to lender. Bank of Scotland has different requirements from Halifax. Should you wish to call us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Guiseley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Guiseley to see if the conveyancing costs will increase in light of this.
I’m about to sell my basement flat in Guiseley. Conveyancing solicitors are to be appointed soon, however I have just received a half-yearly maintenance charge demand – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should pay the service charge as usual given that all rents and service charges will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I inherited a 2 bed flat in Guiseley, conveyancing was carried out 9 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Guiseley with a long lease are worth £191,000. The average or mid-range amount of ground rent is £55 yearly. The lease ceases on 21st October 2078
With 53 years remaining on your lease we estimate the premium for your lease extension to span between £27,600 and £31,800 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.