I had intended to instruct a conveyancing solicitor in Huyton for our home move. Our financial adviser has since notified us that our mortgage lenders Coventry Building Society won't deal with them. Why is this not regarded as unfair competition?
A lender may insist on a panel solicitor act for it. You would be expected to bear the charges for this. Try using our tool to locate a solicitor to conduct conveyancing in Huyton on the Coventry Building Society approved list of solicitors.
Are there restrictive covenants that are commonly identified during conveyancing in Huyton?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Huyton. 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 am buying my first flat in Huyton with a loan from The Mortgage Works. The sellers refused to move on the amount so I negotiated £7000 of extras instead. The property agent advised me not disclose to my conveyancer about this deal as it could impact my mortgage with The Mortgage Works. Do I keep my lawyer in the dark?.
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.
Due to the encouragement of my in-laws I had a survey completed on a property in Huyton before retaining lawyers. I have been informed that there is a flying freehold aspect to the property. My surveyor advised that some mortgage companies may not issue a mortgage on such a home.
It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to call us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Huyton. Conveyancing may be slightly more expensive based on your lender's requirements.
Last February I purchased a leasehold flat in Huyton. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the registered owner of a garden flat in Huyton, conveyancing formalities finalised 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? Comparable properties in Huyton with over 90 years remaining are worth £202,000. The ground rent is £60 charged once a year. The lease ceases on 21st October 2081
With just 56 years unexpired we estimate the premium for your lease extension to span between £29,500 and £34,000 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you 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 may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.
How easy is it to change a solicitor as I need to find a Huyton based conveyancer who is on the lender conveyancing panel. How simple is it to change conveyancer?
In the event that you have not formally instructed a solicitor to commence the conveyancing and at this stage simply received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Huyton that you're thinking of instructing.