My financial adviser has asked me for my Lickey End solicitor’s panel member for the HSBC conveyancing panel. How do I discover this. I have e-mailed my local Lickey End office but they don't know it.
Have you tried speaking to your Lickey End conveyancing practitioner about this?. Most Lickey End conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
Will commercial conveyancing searches reveal impending roadworks that could affect a commercial premises in Lickey End?
Many commercial conveyancing solicitors in Lickey End will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Lickey End. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Lickey End.
For every commercial conveyancing transaction in Lickey End it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Lickey End commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Lickey End.
I am purchasing my first flat in Lickey End benefiting from help to buy. The builders would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep told me not disclose to my conveyancer about the side-deal as it may jeopardize my mortgage with the bank. Do I keep my lawyer in the dark?.
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.
We're FTB’s - agreed a price, but the estate agent informed us that the owners will only move forward if we use their preferred conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a local conveyancer accustomed to conveyancing in Lickey End
It is improbable the sellers are driving this. Should the owner want ‘a quick sale', taking such a hostile approach to a serious purchaser is counter productive. Speak to the vendors direct and explain that (a)you are serious purchasers (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you are going to use your own,trusted Lickey End conveyancing firm - not the ones that will earn the negotiator at the agency a kickback or hit his conveyancing figures demanded by corporate headquarters.
I am tempted by the attractive purchase price for a two flats in Lickey End which have approximately fifty years remaining on the lease term. Should I regard a short lease as a deal breaker?
There are no two ways about it. A leasehold apartment in Lickey End is a deteriorating asset as a result of the reducing lease term. The closer the lease gets to its expiry date, the more it reduces the value of the premises. The majority of purchasers and lenders, leases with less than 75 years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Lickey End conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I own a split level flat in Lickey End, conveyancing was carried out January 2001. Can you work out an approximate cost of a lease extension? Corresponding properties in Lickey End with over 90 years remaining are worth £191,000. The average or mid-range amount of ground rent is £55 yearly. The lease terminates on 21st October 2078
With 53 years unexpired the likely cost is going to range between £27,600 and £31,800 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.
If instructed can a conveyancer remove a person from the title of my home in Lickey End ?
Removing or adding someone to the title of your home is relatively straightforward. You’ll need to appoint a lawyer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancer