My wife and I are acquiring a brand new apartment in Henfield and my conveyancer is informing me that she has to the bank to reveal incentives from the seller. I am on a tight deadline to exchange contracts and my preference is not to prolong matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Forgive me if this question is silly but I am new to the home buying as FTB of a two bedroom flat in Henfield. Do I collect the keys to the house on the completion date from my solicitor? If this is the case, I will instruct a High Street conveyancing solicitor in Henfield?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the owner’s solicitors, and shortly after the monies have arrived, you will be able to receive the keys from the Estate Agents and move into your new home. Usually this occurs between 1 and 3pm.
How can we know in advance if a Henfield conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Henfield obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer carrying out your conveyancing.
Two weeks ago we had a mortgage agreed in principle with Santander. Henfield conveyancing solicitors have been chosen. What is the average time that one could expect to receive a mortgage offer from Santander?
Some lenders take longer than others. Have Santander completed the valuation? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have been told that property searches are the primary cause of hinderance in Henfield house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not feature within the most frequent causes of hindrances during the legal transfer of property. Searches are not likely to feature in any delay in conveyancing in Henfield.
Do I need to be wary that estate agents that I am dealing with are encouraging me to use an internet conveyancing firm as opposed to a local Henfield conveyancing company?
As is the case with many professional services, often input from family and friends can be very helpful. Yet there are numerous people with a vested interest in a conveyancing deal; estate agents, mortgage brokers and lenders might all recommend conveyancers to choose. Sometimes the solicitors might be known to one of the organisations as being good in their field, but sometimes there might be a commercial relationship behind the endorsement. You have the right to select your own conveyancer. You need to be aware that some mortgage providers specify a panel list of lawyers you have to use for the lender aspect of your conveyancing.
My husband and I may need to rent out our Henfield basement flat temporarily due to a career opportunity. We used a Henfield conveyancing firm in 2003 but they have closed and we did not think at the time seek any guidance as to whether the lease permits subletting. How do we find out?
Some leases for properties in Henfield do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I own a split level flat in Henfield, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Henfield with a long lease are worth £265,000. The ground rent is £50 invoiced every year. The lease expires on 21st October 2100
With only 75 years left to run we estimate the price of your lease extension to be between £8,600 and £9,800 plus costs.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns 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 before seeking the advice of a professional.
We are soon to purchasing a home in Henfield. Conveyancing is not yet done but we wish to have our purchase price confidential from sites such as Nestoria. Is this possible and how?
HMLR are legally required to disclose price paid data on the official title for domestic properties nationwide which includes homes in Henfield. The register of title is a public document, so the Land Registry would be breaching their statutory duty excluded specific properties such as the property in Henfield.
You can ask the Land Registry to hide the price paid entry yet the answer will be a No.