I am buying a newly built flat in Hingham and my conveyancer is advising me that she is duty bound to the bank to disclose incentives from the seller. I am on a tight deadline to exchange and I would rather not prolong the conveyancing. 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 bank panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Can your site be used to locate a Conveyancing solicitor in Hingham even where I’m not buying or selling a house, for instance where I intend to acquire an office in Hingham with a loan from Norwich and Peterborough Building Society?
Our comparison service is primarily used to help choose residential conveyancing solicitors in Hingham but we have recorded towards the end of this page a selection of Hingham commercial conveyancing firms. You will need to enquire with the company directly to see if they are also authorised to represent Norwich and Peterborough Building Society
We had appointed solicitors based in Hingham on the Yorkshire BS solicitor approved list. They are now charging me a separate sum for handling the Yorkshire BS mortgage. Is this an additional conveyancing fee set by Yorkshire BS?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancing practitioner can charge a fee for this. This fee is not dictated by Yorkshire BS but by your Hingham lawyer. Numerous firms on the Yorkshire BS panel will quote ’dealing with mortgage’ fee but many firms include it on their overall fee.
I have decided to exercise my right to buy my property in Hingham off the council. I have a mortgage offer with Bank of Ireland. 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 Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.
About to purchase house in Hingham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Hingham property lawyer is on the Leeds Building Society conveyancing panel.
Do I need to take out insurance to address the risk of chancel repairs when buying a property in Hingham?
Unless a previous purchase of the property completed post 12 October 2013 you may take it that conveyancing practitioners handling conveyancing in Hingham to continue to recommend a chancel search and or insurance against a claim.
About to purchase a new build apartment in Hingham. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Hingham
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I have recently realised that I have Sixty One years remaining on my lease in Hingham. I need to extend my lease but my landlord is missing. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. You will be obliged to prove that you have made all reasonable attempts to locate the lessor. On the whole an enquiry agent may be helpful to try and locate and to produce a report to be used as evidence that the landlord is indeed missing. It is wise to seek advice from a solicitor both on devolving into the landlord’s absence and the application to the County Court overseeing Hingham.
I purchased a basement flat in Hingham, conveyancing having been completed in 2008. Can you work out an approximate cost of a lease extension? Equivalent flats in Hingham with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 levied per year. The lease finishes on 21st October 2085
You have 60 years unexpired we estimate the premium for your lease extension to be between £20,000 and £23,000 plus legals.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. 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 you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.