I am hoping to receive a mortgage offer from Nat West. I hope to use a Licensed Conveyancer in New Romney. Does the Nat West Solicitor panel include Licensed Conveyancers?
The Nat West approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
I am need of leasehold conveyancing for an apartment in a relatively new development (6 years old) in New Romney. The vast majority the properties have already been sold. Is it strictly necessary to order neighbourhood searches as part of conveyancing in New Romney?
A big part of the New Romney legal transfer of property is the conveyancing searches. There are numerous companies conducting New Romney conveyancing searches, as well straight from the local authority. These are known collectively as personal search companies due to them carrying out, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authority.
I am assisting my step-mother sell her flat in New Romney. Will the solicitor arrange the energy performance certificate or it is for me to see to?
After the demise of Home Packs, EPC’s became a compulsory component of moving house. An EPC needs to be to hand prior to the property being advertised. It is not as aspect of the sale process that conveyancers ordinarily arrange. Where you are instructing a New Romney conveyancing lawyer they may be willing to arrange energy assessments given their contacts with long established local assessors
We previously instructed conveyancers based in New Romney on the Coventry BS solicitor panel. They have just billed me a separate fee for the legal aspects of the Coventry BS mortgage. Is this a supplemental conveyancing fee set by Coventry BS?
Provided it is contained in their Terms and Conditions or estimate then yes your solicitor is entitled to levy a fee for this. This charge is not dictated by Coventry BS but by your New Romney solicitor. Numerous firms on the Coventry BS panel will quote an ‘acting for lender’ fee and others do not.
I have decided to exercise my right to buy my property in New Romney off the council. I have a mortgage agreed with TSB. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
What will a local search reveal regarding the house we're buying in New Romney?
New Romney conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company such as Xpress Legal The local search is essential in every New Romney conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your property. The search should provide information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
I'm purchasing my first flat in New Romney with a mortgage from Britannia. The builders would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep told me not reveal to my conveyancer about the deal as it could adversely affect my loan with Britannia. 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.
Can you provide any top tips for leasehold conveyancing in New Romney from the perspective of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in New Romney can be bypassed if you appoint lawyers as soon as you market your property and request that they start to put together the leasehold information needed by the buyers’ conveyancers. Many landlords or managing agents in New Romney levy fees for providing management packs for a leasehold home. You or your lawyers should enquire as to the fee that they propose to charge. The management information can be applied for on or before finding a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most usual reason for delay in leasehold conveyancing in New Romney. You believe that you know the number of years left on your lease but it would be advisable verify this by asking your solicitors. A buyer’s conveyancer will not be happy to advise their client to to exchange contracts if the remaining number of years is under 75 years. In the circumstances it is important at an early stage that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. A minority of New Romney leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers.
I bought a 2 bed flat in New Romney, conveyancing formalities finalised in 1997. How much will my lease extension cost? Similar properties in New Romney with an extended lease are worth £265,000. The ground rent is £50 per annum. The lease runs out on 21st October 2101
With 76 years left to run we estimate the price of your lease extension to range between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues 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 seeking the advice of a professional.