My bank has suggested a law firm on their panel based in Hanslope but I would rather instruct a conveyancing lawyer in Hanslope or nearer to where I live. Can you assist?
Not all Hanslope conveyancing solicitors are on all banks conveyancing panel. Please make the most of our find an approved solicitor tool to find a Hanslope conveyancing conveyancer on the on the mortgage company panel.
Is there a list of RBS panel conveyancers in Hanslope on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. Very few banks make their panel listings open the public on the web. If you are seeking to appoint a Hanslope property lawyer on the RBS please use our facility.
Completion of my purchase has taken place for my property in Hanslope. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
After shopping around on the internet I have found a Hanslope lawyer having checked that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Hanslope surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am close to exchanging contracts on the sale of our home in Hanslope and according to the buyers it appears that there is a risk of it being built on contaminated land. Any high street Hanslope conveyancer would know this is not the case. It does beg the question why the buyers instructed an online conveyancing firm as opposed to a conveyancing solicitor in Hanslope. Having lived in Hanslope for many years we know that this is a non issue. Should we contact our local Authority to obtain clarification need.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I'm buying a new build house in Hanslope benefiting from help to buy. The builders would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent advised me not to tell my lawyer about this side-deal as it will impact my loan with the lender. 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.
My husband and I are new on the property ladder - had an offer accepted, but the agent told us that the owners will only go ahead if we use the agent's chosen solicitors as they want an ‘expedited deal’. My instinct tells me that we should use a local solicitor who is accustomed to conveyancing in Hanslope
We suspect that the seller is not behind this demand. If they desire ‘a quick sale', turning down a serious buyer is not the way to achieve this. Bypass the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you intend to use your own,trusted Hanslope conveyancing solicitors - not the ones that will give the estate agent a introducer fee or meet his conveyancing thresholds set by corporate headquarters.
I have recently realised that I have 72 years unexpired on my flat in Hanslope. I need to extend my lease but my freeholder is absent. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to prove that you have made all reasonable attempts to find the freeholder. For most situations an enquiry agent may be helpful to try and locate and prepare an expert document to be accepted by the court as proof that the landlord can not be located. It is wise to seek advice from a solicitor both on proving the landlord’s disappearance and the vesting order request to the County Court covering Hanslope.
I own a studio flat in Hanslope, conveyancing having been completed March 2012. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Hanslope with a long lease are worth £165,000. The ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2101
With just 77 years remaining on your lease we estimate the premium for your lease extension to span between £7,600 and £8,800 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.