I am expecting a offer of a home loan from Halifax. I intend to enlist the help of a Licensed Conveyancer in Ravensthorpe. Does the Halifax Solicitor panel include Licensed Conveyancers?
The Halifax conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Can your site be used to locate a Conveyancing solicitor in Ravensthorpe even where I’m not purchasing or disposing of a house, for instance where I want to acquire an office in Ravensthorpe with a mortgage from Barnsley Building Society?
The service is mainly utilised to select domestic conveyancing solicitors in Ravensthorpe but we have set out at the bottom of this page some Ravensthorpe commercial conveyancing firms. You will need to enquire with the firm directly to establish if they can also act for Barnsley Building Society
We wanted to use a conveyancing solicitor in Ravensthorpe for our house move. Our financial adviser informed us that our mortgage lenders Godiva Mortgages Ltd won't deal with them. Why is this not regarded as unfair competition?
Before the recession most mortgage companies had a different appetite for risk. Almost all Ravensthorpe conveyancing firms would have been on many lender panels. The FSA in 2010 completed a thematic review into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more data from law firms concerning their operations and the individuals who work for them as well as set certain criteria such a completing on a minimum amount of transactions. Many Ravensthorpe conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Ravensthorpe is one of the hundreds of areas where the lawyers we list are are authorised to act for Godiva Mortgages Ltd.
I'm buying a new build house in Ravensthorpe with the aid of help to buy. The sellers refused to reduce the amount so I negotiated 6k of extras instead. The property agent suggested that I not disclose to my conveyancer about this extras as it will put at risk my mortgage with the lender. Should I keep quiet?.
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.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a simple, no chain conveyancing. Ravensthorpe is the location of the property. Can you shed any light on this issue?
Flying freeholds in Ravensthorpe are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ravensthorpe you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ravensthorpe may determine 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 residence.
Can you offer any advice when it comes to choosing a Ravensthorpe conveyancing firm to deal with our lease extension?
When appointing a solicitor for your lease extension (regardless if they are a Ravensthorpe conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you speak with two or three firms including non Ravensthorpe conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:
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Can they put you in touch with clients in Ravensthorpe who can give a testimonial? What volume of lease extensions has the firm completed in Ravensthorpe in the last 12 months?
I purchased a split level flat in Ravensthorpe, conveyancing formalities finalised September 2001. How much will my lease extension cost? Corresponding flats in Ravensthorpe with an extended lease are worth £176,000. The ground rent is £50 levied per year. The lease finishes on 21st October 2105
With 80 years left to run the likely cost is going to be between £8,600 and £9,800 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to 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.