We are looking to buy a property and need a conveyancing solicitor in Ipswich who is on the Kent Reliance solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Kent Reliance . We don't recommend any particular firms conducting conveyancing in Ipswich.
I am thinking of remortgaging my apartment in Ipswich, does my lawyer need to be on the Lloyds Solicitor panel?
In theory, you could use a solicitor that is not on the Lloyds conveyancing panel, but Lloyds would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
Can you point me to a directory of Leeds Building Society panel conveyancers in Ipswich on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. A small selection of lending institutions make their panel listings visible over the internet. Where you are looking for a Ipswich conveyancer on the Leeds Building Society please use our facility.
My husband and I have arranged the release of further funds on our home loan from HSBC as we intend to conduct a loft conversion to our property in Ipswich. Are we obliged to choose a bricks and mortar Ipswich solicitor on the HSBC conveyancing panel to handle the legals?
HSBC do not ordinarily require firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC panel.
The mortgage over my property is with Santander for my property in Ipswich. Conveyancing has been completed 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Santander?
Your original mortgage agreement with Santander will provide that you need their approval prior to letting out your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. It should not be necessary to do this via a Santander conveyancing panel lawyer.
I am buying a new build house in Ipswich benefiting from help to buy. The sellers refused to reduce the price so I negotiated £7000 of additionals instead. The house builders rep suggested that I not disclose to my conveyancer about this side-deal as it could affect 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.
What does commercial conveyancing in Ipswich cover?
Commercial conveyancing in Ipswich covers a broad array of advice, given by qualified solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
Estate agents have just been given the go-ahead to market my ground floor apartment in Ipswich. Conveyancing has not commenced, but I have just had a quarterly service charge demand – what should I do?
It best that you clear the maintenance contribution as normal given that all ground rent and service charges should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I own a 1st floor flat in Ipswich, conveyancing having been completed 8 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Ipswich with a long lease are worth £202,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease ends on 21st October 2081
With 56 years remaining on your lease the likely cost is going to span between £29,500 and £34,000 plus costs.
The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.