My mortgage broker has requested my Hartford lawyer’ panel member for the Santander conveyancing panel. Can you suggest how I find this out. I have contacted my local Hartford branch but they have not responded to me.
Have you tried speaking to your Hartford conveyancing practitioner about this?. Most Hartford conveyancing practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
We are buying a newly built duplex in Hartford and my conveyancer is informing me that she has to the mortgage company to reveal incentives from the seller. I am under pressure to exchange and my preference is not to delay matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Have just purchased a probate house at auction in Hartford. Conveyancing is necessary. What is next?
Given that you are now legally committed yourself to purchase you will need to hire the services of a conveyancing practitioner as a matter of priority as you are facing a pending a drop dead date to complete the deal. All auction property will have an associated auction pack. This should include most,if not all of the paperwork that your lawyer will need. If you have purchased leasehold premises the auction papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You should pass this on to the conveyancer instructed by you at the earliest opportunity. You also need to ensure that you have funds in place to complete the transaction on the set completion date.
Forgive me if this question is silly but I am unseasoned as a first time purchaser of a ground floor flat in Hartford. Do I collect the keys to the premises on completion from my solicitor? If so, I will find a High Street conveyancing solicitor in Hartford?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s solicitors, and shortly after the monies have arrived, you will be invited to collect the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.
I have decided to exercise my right to buy my property in Hartford off the council. I have a mortgage offer with TSB. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
I'm buying a new build house in Hartford with the aid of help to buy. The sellers refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not to tell my solicitor about this side-deal as it would affect my loan with the bank. 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.
How simple is it to use your search app to choose a conveyancing lawyer in Hartford on the panel for my bank?
First choose a lender such as Birmingham Midshires, Skipton Building Society or Alliance & Leicester then specify your location for instance Hartford. Conveyancing practices in Hartford and nationally should be shown.
I work for a reputable estate agency in Hartford where we see a number of flat sales derailed due to leases having less than 80 years remaining. I have received contradictory information from local Hartford conveyancing solicitors. Could you clarify whether the seller of a flat can start the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord 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 purchaser.
I acquired a garden flat in Hartford, conveyancing formalities finalised in 2002. How much will my lease extension cost? Comparable flats in Hartford with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease expires on 21st October 2105
With 80 years left to run we estimate the premium for your lease extension to range between £8,600 and £9,800 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs 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 other concerns that need to be taken into account and you obviously 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.