I am hoping to receive a mortgage with Santander. I would like to retain the legal services of a Licensed Conveyancer in Little Mill. Does the Santander Solicitor panel include conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
What is the optimum way to investigate if the solicitor carrying out my conveyancing in Little Mill is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Norwich and Peterborough Building Society thus paying £187.00 plus VAT in supplemental conveyancing bill.
You should take advantage of the search tool on this site. Pick the lender and type ‘Little Mill’ or your location and you will discover a number of lawyer located in Little Mill or by proximity to you.
My colleague suggested that if I am purchasing in Little Mill I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Little Mill conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about Little Mill around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Little Mill Education with maps and statistics, Local Amenities and other useful data regarding Little Mill.
How does conveyancing in Little Mill differ for newly converted properties?
Most buyers of new build premises in Little Mill approach us having been asked by the developer to sign contracts and commit to the purchase even before the house is completed. This is because developers in Little Mill typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Little Mill or who has acted in the same development.
Completion is due on the sale of our £350,000 maisonette in Little Mill in just under a week. The management company has quoted £324 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Little Mill?
Little Mill conveyancing on leasehold flats usually involves the purchaser’s conveyancer sending questions for the landlord to address. Although the landlord is under no legal obligation to answer such questions the majority will be willing to do so. They may levy a reasonable charge for responding to questions or supplying documentation. There is no set fee. The average costs for the information that you are referring to is over three hundred pounds, in some transactions it is in excess of £800. The administration charge demanded by the landlord must be accompanied by a synopsis of entitlements and obligations in respect of administration charges, without which the invoice is not strictly payable. Reality however dictates that one has no option but to pay whatever is demanded if you want to exchange contracts with the buyer.
I inherited a split level flat in Little Mill, conveyancing formalities finalised in 1998. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Little Mill with a long lease are worth £197,000. The ground rent is £55 yearly. The lease terminates on 21st October 2080
With just 55 years remaining on your lease we estimate the premium for your lease extension to be between £31,400 and £36,200 as well as 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 in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.
Why is it not possible to complete our conveyancing in Little Mill on a bank holiday?
This is due to the fact that on completion the money needs to be transferred electronically between the banks of the purchaser and owner’s property lawyer and currently this can only happen on a working day. So you can't complete on a saturday or sunday either.