My fiance and I are planning to acquire a home in Northop and have appointed a Northop conveyancing firm. Within the past 48 hours our property lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Platform Home Loans Ltd have this evening contacted us to inform me that they have now hit a problem as our Northop solicitor is not on their approved list of lawyers. Please explain?
If you are buying a property needing a mortgage it is conventional for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Northop solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
Our lender has suggested solicitors on their panel based in Northop but I would rather instruct a conveyancing lawyer in Northop local to me. Can you assist?
Not all Northop conveyancing practitioners are on all lender’s conveyancing panel. Please make use of our search tool to choose a Northop conveyancing solicitor on the on the lender panel.
I have recentlyfound out that Arc property Solicitors have been shut down. They conducted my conveyancing in Northop for a purchase of a leasehold flat 18 months ago. How can I be sure that the property is not still registered in the name of the former proprietor?
The easiest way to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Northop conveyancing specialists.
I am purchasing a new build house in Northop benefiting from help to buy. The sellers refused to budge the price so I negotiated £7000 of additionals instead. The house builders rep advised me not disclose to my lawyer about the side-deal as it would affect my loan with The Royal Bank of Scotland. 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.
As co-executor for the estate of my grandmother I am selling a residence in Cardiff but reside in Northop. My solicitor (who is 250 kilometers from meneeds me to sign a stat dec before the transaction finalising. Can you recommend a conveyancing solicitor in Northop who can attest this legal document for me?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are Northop based
All being well we will complete the disposal of our £225,000 garden flat in Northop next Thursday. The freeholder has quoted £348 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Northop?
Northop conveyancing on leasehold flats more often than not requires the buyer’s solicitor sending questions for the landlord to answer. Although the landlord is under no legal obligation to address these enquiries the majority will be willing to do so. They are entitled to levy a reasonable charge for responding to enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is over three hundred pounds, in some situations it exceeds £800. The administration charge invoiced by the landlord must be sent together with a summary of rights and obligations in respect of administration fees, otherwise the charge is not strictly payable. Reality however dictates that one has little option but to pay whatever is demanded if you want to exchange contracts with the buyer.
Northop Conveyancing for Leasehold Flats - Examples of Queries Prior to buying
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Make sure you discover if there are any onerous restrictions in the lease. For example plenty of leases prohibit pets being allowed in certain buildings in Northop. If you love the propertyin Northop however your cat is not allowed to move with you then you will be faced hard decision. Most Northop leasehold apartments will be liable to pay a service charge for maintenance of the building levied on behalf of the landlord. Should you acquire the apartment you will have to pay this contribution, normally in instalments throughout the year. This may vary from two or three hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. There will also be a rentcharge to be met annual, this is usually not a significant sum, say approximately £50-£100 but you need to check as sometimes it can be many hundreds of pounds. What is the name of the managing agents?