My wife and I have recently appointed a conveyancing solicitor in Lower Sunbury. I need to find out if they are accepted on the The Royal Bank of Scotland approved list of lawyers. Can you advise?
The first thing to do is e-mail your solicitor and enquire whether they are on the lender panel. Otherwise you should call The Royal Bank of Scotland who may be able to help.
We previously appointed solicitors based in Lower Sunbury on the Lloyds solicitor panel. They are now charging me an additional amount for dealing with the Lloyds mortgage. Is this a supplemental conveyancing fee specified by Lloyds?
Provided it is contained in their Terms of Engagement or estimate then yes your property lawyer may levy a fee for this. The fee is not dictated by Lloyds but by your Lower Sunbury property lawyer. Numerous firms on the Lloyds panel will levy an ‘acting for lender’ fee but some practices incorporate it on their overall fee.
How can we know in advance if a Lower Sunbury conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Lower Sunbury seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor handling your conveyancing.
My wife and I have organised a further advance on our mortgage from Clydesdale as we wish to carry out alterations to our home in Lower Sunbury. Are we obliged to choose a nearby Lower Sunbury solicitor on the Clydesdale conveyancing panel to handle the legals?
Clydesdale do not ordinarily appoint firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale list.
I am purchasing my first flat in Lower Sunbury with a mortgage from Halifax. The sellers refused to budge the amount so I negotiated 6k of extras instead. The sale representative advised me not to tell my conveyancer about the extras as it may affect my loan 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.
I am looking to sell my property. My former lawyers has retired. I am in need of a recommendation of a conveyancing firm. Im based in Lower Sunbury if that affects matters.
You should use our search tool to help you choose a solicitor for your conveyancing in Lower Sunbury. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.
There are only 72 years left on my flat in Lower Sunbury. I now wish to extend my lease but my landlord is can not be found. What options are available to me?
If you qualify, 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 or your lawyers have used your best endeavours to track down the freeholder. In some cases a specialist would be helpful to try and locate and to produce a report to be used as evidence that the freeholder can not be located. It is advisable to get professional help from a property lawyer both on investigating the landlord’s absence and the application to the County Court covering Lower Sunbury.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Lower Sunbury conveyancing firm to assist?
if there is a missing landlord or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the price payable.
An example of a Lease Extension decision for a Lower Sunbury property is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case was in relation to 1 flat. The remaining number of years on the lease was 82.93 years.
Our conveyancer in Lower Sunbury has requested from me identification documents saying that this forms part of his obligations as a solicitor on the bank Solicitor panel. Can you confirm whether this is the case?
Anti-terror and anti-money-laundering rules require Lower Sunbury conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you need to sign will no doubt confirm this. Your lawyer is right that the bank also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the bank's UK Finance Lenders’ Handbook requirements