I am hoping to receive a mortgage with Santander. I hope to enlist the help of a Licensed Conveyancer in Henbury. Does the Santander Solicitor panel exclude conveyancers regulated by the CLC?
The Santander conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
What is the difference between a licensed conveyancer and conveyancing solicitor in Henbury
There are many registered licenced Conveyancers in Henbury and Solicitor practices in Henbury who provide Conveyancing services We would stress that the two are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. Both can conduct associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I am assisting my aunt sell her house in Henbury. Will the conveyancer order the energy assessment or it is for me to see to?
After the demise of Home Packs, energy performance certificates was kept a mandatory part of moving property. An energy assessment must be commissioned in advance of the property being put on the market. This is not something that conveyancers ordinarily organise. Where you are instructing a Henbury conveyancing lawyer they might help arrange energy performance certificates given their relationships with reputable Henbury providers
I am being told by my conveyancer that flying freehold insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Henbury?
The right level of flying freehold indemnity insurance should be dictated by who who your lender is. It would differ for example between Yorkshire Building Society and Coventry Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
What will a local search reveal concerning the house I am buying in Henbury?
Henbury conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company such as PSG The local search plays an important role in most Henbury conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search will supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
I am buying a new build house in Henbury with the aid of help to buy. The sellers would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not to tell my lawyer about this side-deal as it could put at risk my mortgage with the bank. Is this normal?.
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.
Hoping to buy a property located in Henbury and I am already nervous. I couldn't find anything specific about Henbury. Conveyancing will be needed in due course but do you know about the Henbury area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Henbury. In the meantime here are some basic statistics that we found
I am a negotiator for a long established estate agency in Henbury where we see a number of flat sales jeopardised as a result of short leases. I have been given inconsistent advice from local Henbury conveyancing solicitors. Please can you clarify whether the seller of a flat can instigate the lease extension process for the buyer?
Provided that the seller has been the owner 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 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.
An alternative approach is 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 bought a studio flat in Henbury, conveyancing having been completed 5 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Henbury with a long lease are worth £265,000. The ground rent is £50 yearly. The lease runs out on 21st October 2100
With 75 years remaining on your lease we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.