My financial adviser requires my Langham law firm’s panel reference for the Santander conveyancing panel. Can you suggest how I obtain this. I have e-mailed my local Langham branch but they have not got back to me yet.
Have you tried contacting your Langham lawyer about this?. Most Langham conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
In the event thatI was to acquire a simple residential propertyin Langham mortgage fee and dispense with a survey and no conveyancing searches how much could I expect to to save on my conveyancing in Langham?
Any savings you would make will be isolated to the disbursement for searches. A property lawyer is required to do the vast majority of work - money laundering, liaising with the vendors conveyancing practitioner, SDLT submission, register the title etc. A marginal saving might be made by not having to register a charge but it will not be a lot.
I am buying a new build house in Langham benefiting from help to buy. The builders would not reduce the price so I negotiated 6k of extras instead. The estate agent suggested that I not disclose to my lawyer about this extras as it would affect my mortgage with the bank. Is this normal?.
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 ground for flat up to £235,500 and identified one round the corner in Langham I like with a park and station nearby, the downside is that it only has 52 remaining years left on the lease. I can't really find anything else in Langham suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
If you need a home loan the shortness of the lease will likely be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you may request that they start the process of the extension and then assign 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 concerning this.
My company is wishing to lease a unit on the high street. Can you recommend solicitors offering no-move-no costs for non-domestic conveyancing in Langham for under 2k?
We can recommend firms who host a wealth of experience of commercial conveyancing in Langham, including the disposal and purchase of businesses as well as simply premises. Whether you are intending to buy or lease a shop, pub, restaurant, office, retail premises or a complete business we will find you the right lawyer. As for the fees these will vary based on the structure and nuances of the proposed transaction. Let us have your details or email so as to enable us to supply you with a detailed commercial conveyancing calculation.
I've found a house that appears to be perfect, at a great price which is making it all the more appealing. I have since found out that it's a leasehold as opposed to freehold. I would have thought that there are issues buying a house with a leasehold title in Langham. Conveyancing lawyers have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Langham ?
Most houses in Langham are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. We note that you are purchasing in Langham so you should seriously consider shopping around for a Langham conveyancing practitioner and be sure that they have experience in transacting on leasehold houses. First you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as obtaining the landlord’spermission to conduct alterations. It may be necessary to pay a contribution towards the upkeep of the estate where the house is located on an estate. Your conveyancer will report to you on the legal implications.
I inherited a studio flat in Langham, conveyancing was carried out 9 years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Langham with a long lease are worth £185,000. The ground rent is £65 invoiced annually. The lease runs out on 21st October 2085
With 60 years left to run we estimate the premium for your lease extension to range between £20,000 and £23,000 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.