My fiance and I are intent on buying residence in Hurst Green. My Conveyancer is not listed on the lender approved panel. Is it possible for me to continue with my Hurst Green conveyancing solicitor notwithstanding that they are excluded from the bank list of approved lawyers?
You have a couple of alternatives open to you here
- Complete the deal with your chosen Hurst Green solicitor but your lender will no doubt use a conveyancer from their conveyancing panel. This will result in additional fees and potential frustration.
- Appoint a new property lawyer to conduct the conveyancing, making sure they are on the lender conveyancing panel.
- Convince your conveyancer to do everything within their powers to get accepted on the bank’s conveyancing panel
I purchased a freehold property in Hurst Green but still invoiced for rent, why is this and what is this?
It is rare for properties in Hurst Green and has limited impact for conveyancing in Hurst Green but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
The deeds to my house are lost. The solicitors who did the conveyancing in Hurst Green 10 years ago no longer exist. What do I do?
Nowadays there are copies made of almost everything, and your solicitor should know precisely where to look for all the suitable paperwork so you can purchase or dispose of your property without a hitch. Where duplicates can’t be located, your solicitor may be able to arrange cover in the form of insurance or indemnities against future claims on the premises.
I am purchasing my first flat in Hurst Green with a loan from Barnsley Building Society. The developers would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not inform my conveyancer about this side-deal as it will adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.
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 decided to have a survey done on a property in Hurst Green ahead of retaining solicitors. I have been informed that there is a flying freehold element to the house. My surveyor has said that some banks will refuse to issue a mortgage on this type of home.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Hurst Green. Conveyancing will be smoother if you use a solicitor in Hurst Green especially if they regularly deal with such properties in Hurst Green.
Having had my offer accepted I require leasehold conveyancing in Hurst Green. Before diving in I would like to find out the unexpired term of the lease.
If the lease is recorded at the land registry - and almost all are in Hurst Green - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I purchased a garden flat in Hurst Green, conveyancing formalities finalised 3 years ago. How much will my lease extension cost? Comparable properties in Hurst Green with an extended lease are worth £171,000. The ground rent is £50 yearly. The lease terminates on 21st October 2103
With just 79 years remaining on your lease the likely cost is going to range between £8,600 and £9,800 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. You should 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 clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.