Do the Building Society Association intend to launch a online directory to list firms on the Loughborough BS conveyancing panel for example in Hoyland?
We are not aware of any plans on the part of the BSA to develop such a search facility.
I am buying a property and the solicitor has mentioned Chancel Repair to which the property could be liable given it’s proximity to the area of such a church. She has suggested insurance. Is this really warranted for conveyancing in Hoyland
Unless a previous acquisition of the house completed post 12 October 2013 you may assume that conveyancing practitioners handling conveyancing in Hoyland to continue to suggest a chancel search and or insurance against a claim.
I used Stirling Law several years past for my conveyancing in Hoyland. Now, I need my files but the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hoyland of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying a new build house in Hoyland with the aid of help to buy. The sellers refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not to tell my solicitor about the deal as it will jeopardize my loan with the lender. 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.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, no chain conveyancing. Hoyland is where the house is located. Is there any advice you can impart?
Flying freeholds in Hoyland are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hoyland you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hoyland may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
What advice can you give us when it comes to finding a Hoyland conveyancing firm to carry out our lease extension conveyancing?
When appointing a conveyancer for lease extension works (regardless if they are a Hoyland conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with several firms including non Hoyland conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be of use:
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Can they put you in touch with clients in Hoyland who can give a testimonial? If the firm is not ALEP accredited then why not?
I invested in buying a studio flat in Hoyland, conveyancing was carried out 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 properties in Hoyland with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease ends on 21st October 2092
With 67 years remaining on your lease we estimate the premium for your lease extension to be between £10,500 and £12,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.