I am purchasing a house mortgage free in North Baddesley. I have been residing for the previous 20 years in North Baddesley. Conveyancing searches are exorbitant. As I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
In the absence of a mortgage, then the vast majority of the North Baddesley conveyancing searches are optional. Your conveyancer will 'advise', perhaps strongly, that you should have searches done, but he has a professional duty to do this. One thing to bear in mind; if you are likely to dispose of the house at a future date, it could be of interest to your future purchaser what the searches reveal. There are plenty of instances where premises with apparent issues can still reveal unfavourable search results. A good conveyancing solicitor in North Baddesley should be able to give you some constructive advice concerning this.
The North Baddesley conveyancing solicitors that I appointed last week on my purchase in North Baddesley have without warning shut down. I chose them because I needed a solicitor on the Yorkshire BS conveyancing panel and my family North Baddesley lawyer was not. I issued them a cheque for £250 in advance. What are my options?
Assuming that you have an Estate Agent in the equation then inform them straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Yorkshire BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
The formalities of my purchase has taken place for my property in North Baddesley. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
After months of negotiation I have agreed a price on an apartment in North Baddesley. My mortgage broker recommended their conveyancers. I paid an upfront payment of £200. Not long after, the lawyer called me to say that they were not on the TSB 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 TSB 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 instructed a North Baddesley solicitor having made sure that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your North Baddesley postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in North Baddesley.
I purchased a 4 bedroom Edwardian property in North Baddesley. Conveyancing practitioner acted for me and Coventry Building Society. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold under the exact same address. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in North Baddesley and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing lawyer who conducted the conveyancing.
I am buying my first flat in North Baddesley with a loan from Chelsea Building Society. The developers refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not reveal to my lawyer about the deal as it could jeopardize my mortgage with Chelsea Building Society. Is this normal?.
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.
I have just appointed agents to market my garden apartment in North Baddesley. Conveyancing is yet to be initiated, however I have just received a quarterly service charge demand – Do I pay up?
It best that you pay the service charge as normal as all rents and service payments should be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I bought a basement flat in North Baddesley, conveyancing formalities finalised in 2001. How much will my lease extension cost? Corresponding properties in North Baddesley with a long lease are worth £165,000. The average or mid-range amount of ground rent is £50 levied per year. The lease expires on 21st October 2102
You have 77 years left to run we estimate the premium for your lease extension to be between £7,600 and £8,800 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.