My best friend’s step-father is a solicitor. I am hopeful that I will receive friends and family fee for conveyancing, However if that does not come through, what kind of fees should I be expecting for conveyancing in Liss?
It’s sensible to look for multiple conveyancing estimates. Make use of our comparison tool on this site. The amounts do contrast greatly but the service one can expect are distinct between conveyancers as is true with the vast majority of professional services.
I am hoping to complete my purchase in Liss next Thursday. My conveyancer now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the bank. What does the insurance need to cover?
All property lawyers on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 requirements. These obligations are not unique to conveyancing in Liss.
When it comes to lenders such as Santander, do Liss lawyers face an annual charge to be on the conveyancing panel?
We are not aware of any lender fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
We have agreed to purchase a house in Liss. A rare aspect is that the roof has a solar panel. Barclays have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Barclays your lawyer must follow the formal instructions set out in Part 2 of UK Finance Lenders’ Handbook for Barclays. The CML Handbook contains minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Barclays where a lease does not comply with these provisions. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Liss.
I recently had an offer agreed on a house in Liss. My financial adviser pressured me to appoint their lawyer. I paid an on account payment of £225. Shortly after, the property lawyer contacted me embarrassingly acknowledging that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have todayfound out that Arc property Solicitors have been shut down. They carried out my conveyancing in Liss for a purchase of a freehold house 12 months ago. How can I check that the property is in my name in the name of the previous owner?
The easiest method to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Liss conveyancing specialists.
I am purchasing a new build house in Liss benefiting from help to buy. The builders refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not to tell my solicitor about this extras as it would impact my loan with Aldermore. Should I keep quiet?.
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.
There are only Seventy years left on my lease in Liss. I need to get lease extension but my freeholder is can not be found. What are my options?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. You will be obliged to demonstrate that you have made all reasonable attempts to locate the landlord. In some cases an enquiry agent would be useful to carry out a search and prepare a report to be used as proof that the freeholder can not be located. It is wise to seek advice from a solicitor both on devolving into the landlord’s disappearance and the application to the County Court overseeing Liss.
Liss Leasehold Conveyancing - A selection of Queries before Purchasing
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Are any of leasehold owners in dispute over their service charge payments? Plenty Liss leasehold flats will incur a service charge for maintenance of the building set by the freeholder. Should you purchase the flat you will have to meet this liability, usually quarterly during the year. This can be anything from two or three hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a rentcharge for you to pay annual, ordinarily this is not a large sum, say about £25-£75 but you need to check it because sometimes it can be surprisingly expensive. Is the freehold reversion owned collectively by the tenants?