I am considering applying for a Clydesdale mortgage for purchase of a newly converted (under development) in Ladywood with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Clydesdale ?
There is nothing to stop you using your solicitor, but Clydesdale will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
We are purchasing a apartment in Ladywood. I might seem paranoid but how we can trust a conveyancer? On completion day we will need to send our life savings into their account. What is the protection we have from them run away with our deposit?
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.
I am assisting my sister sell her property in Ladywood. Will the conveyancing solicitor order the energy assessment or it is for the seller to see to?
After the abolition of Home Information Packs, energy performance certificates became a required part of moving property. An energy performance certificate must be commissioned prior to the property being put on the market. It is not something that solicitors normally arrange. Where you are instructing a Ladywood conveyancing lawyer they might be willing to arrange energy performance certificates given their contacts with long established local assessors
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Ladywood conveyancing practitioner on the Lloyds panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I'm buying a new build house in Ladywood with a mortgage from Virgin Money. The sellers refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not disclose to my solicitor about this side-deal as it may put at risk my mortgage with the lender. Should I keep quiet?.
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.
As co-executor for the estate of my grandfather I am selling a property in Monmouth but reside in Ladywood. My solicitor (who is 200 kilometers from merequires that I execute a stat dec before the transaction finalising. Could you suggest a conveyancing solicitor in Ladywood to attest and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are Ladywood based
Back In 2000, I bought a leasehold flat in Ladywood. Conveyancing and Skipton Building Society mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1992. The conveyancing solicitor in Ladywood who previously acted has long since retired. Any advice?
First contact HMLR to be sure that this person is in fact the new freeholder. It is not necessary to instruct a Ladywood conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I purchased a ground floor flat in Ladywood, conveyancing formalities finalised June 2007. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Ladywood with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 yearly. The lease terminates on 21st October 2088
With 63 years unexpired the likely cost is going to range between £16,200 and £18,600 as well as costs.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.
What is the best way to find the right lawyer for my conveyancing in Ladywood ?
Option 1 is to ask the people you trust who they would recommend. Second, use a search tool on the web for conveyancing in Ladywood. Telephone a couple or more firms from the list and ask them to send you their conveyancing fees and discuss your needs with the solicitor who will conduct your conveyancing before you commit. Option 3 is to make use of this site to help you find the right lawyers for you based on your unique factors including location,speed, complexity and who your intended lender is.Resist the temptation to appoint £99 conveyancing solicitors in Ladywood