My mortgage broker has requested my Kesgrave law firm’s panel reference for the Santander conveyancing panel. How do I find this out. I have e-mailed my local Kesgrave branch but they have not responded to me.
The sensible thing to do is ask for this information from your Kesgrave conveyancing practitioner . Most Kesgrave conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
Do the conveyancing practitioners identified through your search tool carry out auction conveyancing in Kesgrave?
We know of a few niche practitioners we can put you in touch with those conducting auction conveyancing. Kesgrave is just one of hundreds of locations where our lawyers have a presence.
I am considering applying for a Aldermore mortgage for purchase of a new build (under development) in Kesgrave with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Aldermore ?
There is nothing to stop you using your solicitor, but Aldermore will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
We are buying a property in Kesgrave. I might seem paranoid but how we can trust a lawyer? At some point we have to deposit funds into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Forgive me if this question is silly but I am wet behind the ears as a 1st time purchaser of a ground floor flat in Kesgrave. Do I receive the keys to the premises on the completion date from my solicitor? If so, I will find a High Street conveyancing solicitor in Kesgrave?
On the day of completion you do not need to go to the conveyancers office in Kesgrave. Your solicitors will arrange to send the purchase money to the seller's conveyancers, and once they have received this, you will be called to collect the keys from the property Agents and start moving into the property. Usually this occurs early afternoon.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Kesgrave solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Kesgrave surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am a sole trader hoping to take over a lease of an office on the high street. Can you recommend solicitors offering no-sale-no fees for non-domestic conveyancing in Kesgrave for below £2000?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Kesgrave, including the sale and acquisition of businesses as well as simply property. If you are intending to buy or sell a shop, pub, restaurant, office, retail unit or a whole business we can find you the right lawyer. Regarding the fees these will vary based on the structure and nuances of the proposed transaction. Let us have your contact information or email so as to enable us to provide you with a detailed commercial conveyancing calculation.
I want to let out my leasehold apartment in Kesgrave. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Some leases for properties in Kesgrave do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I own a 2 bed flat in Kesgrave, conveyancing formalities finalised December 2009. Can you work out an approximate cost of a lease extension? Comparable properties in Kesgrave with over 90 years remaining are worth £260,000. The ground rent is £45 invoiced annually. The lease ends on 21st October 2099
With only 74 years left to run we estimate the premium for your lease extension to be between £8,600 and £9,800 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 extending a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.