My brother-in-law has suggested I instruct a conveyancing solicitor in Hinton St George. I I would like to check if they are on the Nationwide Building Society conveyancing panel. Can you help?
You should call the conveyancer and enquire if they can act for the lender. Otherwise you should get in touch with Nationwide Building Society who may be able to help.
When it comes to mortgage companies such as Leeds Building Society, do Hinton St George property lawyers have to pay an annual charge to be on the list of approved solicitors?
We are not aware of any bank fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
I recently had an offer agreed on an apartment in Hinton St George. My financial adviser pressured me to appoint their conveyancer. I paid an upfront payment of £225. Not long after, the solicitor contacted me to say that they were not on the Nottingham conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nottingham panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Intending to buy a house in Hinton St George. 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 Santander 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 Hinton St George solicitor is on the Santander conveyancing panel.
Are there restrictive covenants that are commonly picked up during conveyancing in Hinton St George?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Hinton St George. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm purchasing a new build house in Hinton St George with a mortgage from Platform Home Loans Ltd. The builders would not move on the amount so I negotiated £7000 of extras instead. The house builders rep told me not inform my conveyancer about this deal as it may adversely affect my mortgage with Platform Home Loans Ltd. 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.
How does the Landlord & Tenant Act 1954 impact my business premises in Hinton St George and how can you help?
The 1954 Act provides a safeguard to commercial tenants, giving them the dueness to make a request to court for a new lease and continue in occupation at the end of the lease term. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Hinton St George is one of the many locations in which our lawyers are based
Can you provide any advice for leasehold conveyancing in Hinton St George with the aim of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Hinton St George can be bypassed where you instruct lawyers as soon as your agents start advertising the property and ask them to collate the leasehold information needed by the buyers’ conveyancers. If you are supposed to have a share in the freehold, you should ensure that you are holding the original share certificate. Arranging a replacement share certificate is often a time consuming process and slows down many a Hinton St George conveyancing deal. Where a new share certificate is necessary, you should approach the company officers or managing agents (if applicable) for this sooner rather than later. If there is a history of any disputes with your landlord or managing agents it is very important that these are settled prior to the flat being put on the market. The buyers and their solicitors will be warry about purchasing a flat where there is an ongoing dispute. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as historic as opposed to unsettled. In the event that you altered the property did you need the Landlord’s approval? In particular have you laid down wooden flooring? Most leases in Hinton St George state that internal structural alterations or addition of wooden flooring necessitate a licence from the Landlord consenting to such alterations. If you fail to have the consents in place you should not contact the landlord without contacting your solicitor first. You may think that you are aware of the number of years left on your lease but it would be wise to double-check by asking your lawyers. A buyer’s lawyer will be unlikely to recommend their client to to exchange contracts if the remaining number of years is below 75 years. In the circumstances it is essential at an as soon as possible that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.
I invested in buying a studio flat in Hinton St George, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Hinton St George with a long lease are worth £260,000. The average or mid-range amount of ground rent is £45 levied per year. The lease terminates on 21st October 2099
With only 74 years remaining on your lease we estimate the price of your lease extension to span between £8,600 and £9,800 as well as legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive due diligence. You should not use this information 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 should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.