Me and my partner are purchasing an apartment in Rayners Lane. My lawyer has never been on on the mortgage company conveyancing panel. Can I still appoint my Rayners Lane conveyancing solicitor notwithstanding that they are excluded from the bank list of approved lawyers?
Various options include
- Complete the purchase with your existing Rayners Lane solicitor but your mortgage company will undoubtedly instruct a conveyancing practitioner from their approved panel. The net result is additional cost together with probable frustration.
- Choose a new lawyer to act in the purchase, obviously checking they are on the lender conveyancing panel.
- Convince your conveyancing practitioner to pull out all the stops to get accepted on the mortgage company conveyancing panel
This question may be naive but I am wet behind the ears as FTB of a ground floor flat in Rayners Lane. Do I receive the keys to the property on completion from my conveyancer? If this is the case, I will instruct a local conveyancing solicitor in Rayners Lane?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the vendor’s conveyancers, and once they have received this, you will be able to receive the keys from the Estate Agents and start moving into the property. Usually this happens between 1 and 3pm.
Planning on purchasing a apartment in Rayners Lane. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Rayners Lane lawyer is on the Nottingham conveyancing panel.
After what feels like an age I have had an offer on an apartment in Rayners Lane accepted, the vendors do however have a dependent purchase. The owners have offered on a property, however it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have chosen a nearby conveyancing solicitor in Rayners Lane. What should be my next step? When should I get the mortgage application with TSB started?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of one thousand pounds, then valuation, Rayners Lane conveyancing search charges, etc). First, you should ensure that your conveyancer is on the TSB conveyancing panel. Regarding the next stages this very much dictated by the specifics of your transaction, motivation for this property and on the state of the market. During a hot market many purchasers would apply for the mortgage with TSB and pay for the valuation and only if it comes back ok would they request their conveyancer to move forward with the conveyancing in Rayners Lane.
I am purchasing a new build house in Rayners Lane with a mortgage from Skipton Building Society. The sellers would not move on the price so I negotiated five thousand pounds worth of extras instead. The property agent advised me not to tell my lawyer about this deal as it may affect my loan with the bank. Do I keep my lawyer in the dark?.
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.
Due to the input of my in-laws I had a survey completed on a house in Rayners Lane prior to retaining conveyancers. I have been told that there is a flying freehold aspect to the house. My surveyor advised that some banks tend not issue a mortgage on this type of house.
It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. If you contact us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Rayners Lane. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Rayners Lane to see if the conveyancing costs will increase in light of this.
I need to retain a conveyancing solicitor for residential conveyancing in Rayners Lane. I have discover a web site which seems to have the perfect solution If there is a chance to get all this stuff done via email that would be ideal. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Can you offer any advice when it comes to choosing a Rayners Lane conveyancing practice to deal with our lease extension?
If you are instructing a conveyancer for your lease extension (regardless if they are a Rayners Lane conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We advise that you speak with two or three firms including non Rayners Lane conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:
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What are the legal fees for lease extension work? If they are not ALEP accredited then what is the reason?
I am the leaseholder of a two-bedroom flat in Rayners Lane. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the amount due for a lease extension?
Where there is a absentee freeholder or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to judgment on the amount due.
An example of a Lease Extension case for a Rayners Lane residence is GFF 1 Holyrood Avenue in May 2014. The Tenant wished to acquire a new (extended) lease and applied to the Willesden County Court who granted a vesting order on 20* March2013. The Tribunal decied that the premium to be paid was £9,062 This case related to 1 flat. The number of years remaining on the existing lease(s) was 79 years.