I am buying property in Hurst Green. My property lawyer is not listed on the bank conveyancing list. Am I still permitted to use my Hurst Green conveyancing solicitor even though they are not on the mortgage company panel of approved conveyancing solicitors?
Various options include
- Proceed with your existing Hurst Green property lawyer but your lender will no doubt retain a lawyer on their approved list. The net result is additional cost together with potential interruption.
- Get a new solicitor to act in the purchase, making sure they are on the bank conveyancing panel.
- Convince your conveyancer to pull out all the stops to get accepted on the bank’s panel of solicitors
I have given 8 weeks notice to my existing landlord and must vacate my let out flat in Hurst Green by 3/6/2025. Conveyancing on my purchase is progressing. Can I complete in six weeks as don't want to have to move into temporary accommodation?
It is unwise to serve notice on a rental until your lawyer suggests that you should. Assuming that you have not already done so, update to your conveyancer and request that they chase the sellers lawyers, try to an acceptable time-line that all parties will look towards
The Hurst Green conveyancing firm that just started acting on my house acquisition in Hurst Green have without warning shut down. I only went with them because I had to have a firm on the Barclays conveyancing panel and my preferred Hurst Green lawyer was not. I wrote them a cheque for £250 in advance. What should be my next steps?
If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Barclays conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.
I'm purchasing my first flat in Hurst Green with the aid of help to buy. The sellers would not reduce the price so I negotiated 6k of extras instead. The estate agent advised me not inform my lawyer about this extras as it will put at risk my loan with Bank of Scotland. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a quick, no chain conveyancing. Hurst Green is where the house is located. Is there any guidance you can impart?
Flying freeholds in Hurst Green are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hurst Green you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hurst Green 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 residence.
If all goes to plan we aim to complete the sale of our £375,000 garden flat in Hurst Green on Thursday in a week. The freeholder has quoted £336 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Hurst Green?
Hurst Green conveyancing on leasehold maisonettes nine out of ten times involves fees being levied by freeholders :
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Completing pre-exchange questions
Where consent is required before sale in Hurst Green
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I acquired a split level flat in Hurst Green, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Hurst Green with over 90 years remaining are worth £176,000. The ground rent is £50 per annum. The lease ends on 21st October 2105
You have 80 years left to run we estimate the price of your lease extension to range between £8,600 and £9,800 plus costs.
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 due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.