Is it the case that all Hanslope solicitors on the Leeds Building Society conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Many lenders do list licenced conveyancers on their panel and in such a situation the firms would be governed by the Council of Licensed Conveyancers.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Hanslope solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide 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. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Hanslope postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Hanslope.
Barclays have agreed my home loan in principle, my bid on a house in Hanslope has been accepted, what happens next?
Your property agent will wish to know who your solicitors are (be sure the property lawyers are on the lender’s panel). Telephone Barclays or your broker and finalise any relevant forms. Barclays will instruct a valuer who will get in touch with the selling agent or vendor to book a slot for the valuation to occur. Once conducted (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Barclays will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Hanslope.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The solicitors who did the conveyancing in Hanslope 4 years ago are no longer around. What do I do?
In today’s world there are duplicates made of almost everything, and your lawyer should know precisely where to find all the appropriate paperwork so you can buy or sell your property without a hitch. If copies are not available, your conveyancer can put in place insurance or indemnities against possible claims on your property.
I am purchasing my first flat in Hanslope benefiting from help to buy. The builders refused to budge the price so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not to tell my conveyancer about the deal as it could put at risk my mortgage with the lender. 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.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Hanslope is where the house is located. Is there any advice you can give?
Flying freeholds in Hanslope are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hanslope you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hanslope may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
What does commercial conveyancing in Hanslope cover?
Commercial conveyancing in Hanslope incorporates a broad range of advice, offered by qualified solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
I am on look out for some leasehold conveyancing in Hanslope. Before I get started I want to be sure as to the remaining lease term.
Assuming the lease is recorded at the land registry - and 99.9% are in Hanslope - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I am the registered owner of a leasehold flat in Hanslope, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Hanslope with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 per annum. The lease expires on 21st October 2082
With only 57 years unexpired we estimate the premium for your lease extension to range between £28,500 and £33,000 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account 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.