Is it the case that all Meliden conveyancing solicitors on the Co-operative conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Co-operative approved list of solicitors they would need to be overseen by the SRA. The majority of mortgage companies do list licenced conveyancers on their panel and in that case the firms would be regulated by the CLC.
We had chosen solicitors based in Meliden on the Aldermore solicitor approved list. They are now charging me a supplemental amount for handling the Aldermore mortgage. Is this a supplemental conveyancing fee set by Aldermore?
Provided it is contained in their Terms of Engagement or estimate then yes your solicitor is entitled to levy a fee for this. The charge is not dictated by Aldermore but by your Meliden lawyer. Some firms on the Aldermore panel will charge an ‘acting for lender’ fee but many firms incorporate it on their overall fee.
I am expecting a AIP from Santander this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Meliden solicitors on the Santander conveyancing panel, or is it better to go independently?
You will need to appoint Meliden solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
I am buying my first flat in Meliden with the aid of help to buy. The sellers refused to reduce the amount so I negotiated £7000 of additionals instead. The property agent told me not inform my conveyancer about this extras as it will jeopardize my loan with the lender. Is this normal?.
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've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Meliden is the location of the property. Is there any advice you can give?
Flying freeholds in Meliden are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Meliden you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Meliden may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Am I best advised to use a Meliden conveyancing solicitor in close proximity to the house I am buying? An old friend can deal with the legal formalities but they are based approximately 350miles drive away.
The benefit of a high street Meliden conveyancing practice is that you can pop in to execute documents, deliver your identification documents and pester them if necessary. Having local Meliden know how is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and they were happy that must outweigh using an unknown Meliden conveyancing lawyer solely due to them being based in the area.
What are the frequently found defects that you witness in leases for Meliden properties?
Leasehold conveyancing in Meliden is not unique. Most leases are individual and legal mistakes in the legal wording can sometimes mean that certain provisions are erroneous. For example, if your lease is missing any of the following, it could be defective:
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Maintenance charge proportions which don’t add up to the correct percentage Repairing obligations to or maintain elements of the premises
You could have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, Leeds Building Society, and Platform Home Loans Ltd all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the purchaser to withdraw.
Meliden Leasehold Conveyancing - Sample of Questions you should ask Prior to Purchasing
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Are any of leasehold owners in dispute over their service charge liability? How much is the maintenance charge and ground rent on the flat? Make sure you discover if the the lease includes any onerous restrictions in the lease. For instance it is very common in Meliden leases that pets are not permitted in certain buildings in Meliden. If you love the apartmentin Meliden yet your cat is not allowed to move with you then you will be faced difficult compromise.
When it comes to my conveyancing in Meliden should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Meliden conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.