I am not well enough to travel far from Harlow. I would like to know the reason why all Harlow property lawyers are not on all bank panels?
Lenders point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud annually.The elimination of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for mortgage companies to review their conveyancing panels, which triggered a major policy change in the sector. This resulted in mortgage companies pruning a number of firms off their panel of approved solicitors .
Can I use your services to find a Conveyancing solicitor in Harlow even where I’m not purchasing or disposing of a house, for example where I intend to buy an office in Harlow with a mortgage from Godiva Mortgages Ltd?
Our comparison service is primarily utilised to find domestic conveyancing solicitors in Harlow but we have set out towards the bottom of this page a selection of Harlow commercial conveyancing firms. You will need to speak with the solicitors directly to see if they can also act for Godiva Mortgages Ltd
What is the difference between a licensed conveyancer and conveyancing solicitor in Harlow
Two types of professional can conduct conveyancing in Harlow namely licenced conveyancers or solicitors. The two can handle the legal services that you need to complete the disposal or acquisition of property. Both are obliged to execute Harlow conveyancing on similar standards and guidelines so you can be sure that your conveyancing will be properly administered and that the requirements and steps should be suitably adhered to.
My lawyer has informed me that absentee landlord insurance is required on my purchase. What is the level of cover for Harlow conveyancing?
The right level of absentee landlord indemnity insurance depends on your lender. It would differ for example between National Westminster Bank and Norwich and Peterborough Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.
I am purchasing a property in Harlow. A rare aspect is that the roof has a solar panel. Nationwide have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Nationwide your lawyer must comply with the conveyancing requirements set out in Section two of UK Finance Lenders’ Handbook for Nationwide. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Nationwide where a lease does not satisfy these provisions. The conditions relate to the installation of panels on properties countrywide and is not restricted to Harlow.
I am purchasing my first flat in Harlow benefiting from help to buy. The builders would not budge the amount so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not reveal to my conveyancer about this deal as it may adversely affect 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.
Taking into account that I am about to spend £400,000 on a house in Harlow I would like to talk to a conveyancer regarding thehome move before appointing the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor due to be carrying out your property ownership legalities in Harlow.There is no ‘factory style conveyancing’ - every client is unique individual, not a file number. The practices that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Harlow should be the figure that you end up paying.
I am a negotiator for a long established estate agency in Harlow where we have experienced a few leasehold sales derailed due to short leases. I have received inconsistent advice from local Harlow conveyancing solicitors. Can you shed some light as to whether the owner of a flat can instigate the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I own a 2 bed flat in Harlow, conveyancing having been completed in 2008. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Harlow with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 per annum. The lease comes to an end on 21st October 2095
With just 69 years remaining on your lease we estimate the price of your lease extension to span between £9,500 and £11,000 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional 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 based on this information without first getting professional advice.