I am getting a offer of a home loan from Lloyds. My intention is to enlist the help of a Licensed Conveyancer in Ravensthorpe. Does the Lloyds Solicitor panel allow for conveyancers regulated by the CLC?
The Lloyds conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Completed the sale of my flat in Ravensthorpe last November yet the purchaser is SMS messaging me to say his lawyer needs to hear from mysolicitor. What should have happened now that I have sold?
Post completion of your disposal your solicitor is obliged to send the transfer deeds and all of the paperwork to the buyer’s solicitors. Depending on the transaction, your solicitor must also confirm that the legal charge in favour of the lender has been repaid to the buyers conveyancers. There are no post completion procedures peculiar conveyancing in Ravensthorpe.
Will our conveyancer be making enquiries about flooding during the conveyancing in Ravensthorpe.
Flooding is a growing risk for conveyancers specialising in conveyancing in Ravensthorpe. There are those who acquire a house in Ravensthorpe, completely expectant that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to impart advice on flood risk, but there are a number of searches that may be initiated by the buyer or on a buyer’s behalf which can figure out the risks in Ravensthorpe. The conventional set of information sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to find out if the property has suffered from flooding. If the property has been flooded in past and is not notified by the vendor, then a buyer could commence a legal claim for losses resulting from an misleading reply. A buyer’s solicitors will also order an enviro report. This should higlight whether there is a recorded flood risk. If so, further inquiries will need to be conducted.
I am buying my first flat in Ravensthorpe with a mortgage from Aldermore. The sellers refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not disclose to my solicitor about this deal as it may 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.
I decided to have a survey done on a property in Ravensthorpe in advance of retaining lawyers. I have been advised that there is a flying freehold overhang to the house. My surveyor advised that some lenders may not give a loan on a flying freehold home.
It depends who your proposed lender is. Lloyds has different instructions from Halifax. If you contact us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Ravensthorpe. Conveyancing will be smoother if you use a solicitor in Ravensthorpe especially if they are acquainted with such properties in Ravensthorpe.
We expect to complete our sale of a £350,000 flat in Ravensthorpe in just under a week. The managing agents has quoted £396 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Ravensthorpe?
Ravensthorpe conveyancing on leasehold apartments nine out of ten times results in administration charges levied by freeholders :
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Addressing pre-contract questions
Where consent is required before sale in Ravensthorpe
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I bought a garden flat in Ravensthorpe, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Ravensthorpe with over 90 years remaining are worth £171,000. The average or mid-range amount of ground rent is £50 per annum. The lease comes to an end on 21st October 2103
With 79 years left to run the likely cost is going to be between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.