We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Does this mean I have to use their panel solicitor as I would much rather appoint a specialised conveyancing solicitor in Laindon?
Do check but the chances are that allocate you one of their panel solicitors should you want the "fee-free" offer. Contact the bank to determine if they allow a monetary alternative. In the past a few lenders offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor near Laindon.
I am helping my niece sell her flat in Laindon. Will the conveyancer order the energy assessment or it is for the owner to see to?
After the abolition of HIPs, energy performance certificates remained a mandatory component of selling a property. An energy assessment should be commissioned before the property is marketed. It is not as aspect of the sale process that law firms normally arrange. If you are using a Laindon conveyancing practitioner they might be willing to arrange energy performance certificates due to their relationships with long established Laindon assessors
I have been advised by my lawyer that missing deeds insurance is required on my purchase. What is the level of cover for Laindon conveyancing?
The right level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between Halifax and Virgin Money. Conveyancing practitioners as opposed to members of the public take out such insurances.
I am selling my house. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Aldermore are being pedantic. The Laindon solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am purchasing a new build house in Laindon with a loan from Clydesdale. The builders refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not to tell my solicitor about this deal as it would jeopardize my mortgage with Clydesdale. 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.
Over the last few months I have been searching for a flat up to £305k and found one round the corner in Laindon I like with amenity areas and station in the vicinity, however it's only got 51 years unexpired on the lease. There is not much else in Laindon in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
If you require a mortgage the shortness of the lease may be an issue. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.
I need to instruct a conveyancing solicitor in Laindon for my home move. Can I see a firm’s record with the legal regulator?
You may search for presented Solicitor Regulator Association (SRA) decisions arising from investigations started on or after Jan 2008. Go to Check a solicitor's record. To find records Pre 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator may monitor telephone calls for training reasons.
Estate agents have just been given the go-ahead to market my garden flat in Laindon. Conveyancing solicitors are to be appointed soon, however I have just received a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should clear the invoice as you normally would as all ground rent and maintenance payments should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage 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 unless 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. Having a clear account will assist your cause and will leave you no worse off financially.
I am the registered owner of a 2 bed flat in Laindon, conveyancing having been completed August 2007. How much will my lease extension cost? Equivalent flats in Laindon with an extended lease are worth £185,000. The ground rent is £65 invoiced every year. The lease finishes on 21st October 2085
With just 60 years left to run the likely cost is going to be between £20,000 and £23,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive 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 taken into account and clearly you should 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.