We chose a Ruxley based lawyer for my conveyancing in Ruxley recently. Going through the Ts and Cs I noteI am responsible for charges even if our purchase doesn't happen. Would I be best advised to select a web based firm promising no completion no cost conveyancing in Ruxley?
It is usually a trade off in that if "No Completion No Fee" is offered then the conveyancing charges will generally be higher to cover those conveyances that abort. Please beware that these arrangements tend not to protect you from expenditure for example Ruxley conveyancing search expenses.
We decided to purchase a purpose built apartment in Ruxley with a mortgage from Santander.We would like to retain our Ruxley conveyancing lawyer but Santander advised that his firm is not listed on their "panel". we are left little option but to use a Santander panel lawyer or keep our local solicitor and fork out for a Santander panel lawyer to act for them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you contains various provisions, one of which will be that solicitors needs to be on the Santander approved list. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Santander
I'm the single recipient of my late grandmother’s will with all property in now in my sole name, including the house in Ruxley. Conveyancing formalities meant that the Land Registry date was in October. I plan to dispose of the property. I do know about the CML 6 month 'rule', meaning my proprietorship will be treated the same way as if I'd bought the house in October. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. How sensible a view mortgage companies take of it, depend on the lender as this provision primarily exists to pick up on the purchase and immediately sell or the wholesaling and assigning of property.
My partner and I have organised a further advance on our mortgage from Santander as we wish to conduct improvements to our home in Ruxley. Are we obliged to select a local Ruxley solicitor on the Santander conveyancing panel to deal with the paperwork?
Santander don't usually instruct a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander panel.
I recently had an offer agreed on a house in Ruxley. My financial adviser suggested a property lawyer. I paid an on account payment of £175. Not long after, the conveyancer contacted me to say that they were not on the Skipton 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 Skipton 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 am buying a new build house in Ruxley with the aid of help to buy. The developers would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not reveal to my lawyer about the deal as it will 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.
I need to retain a conveyancing solicitor for leasehold conveyancing in Ruxley. I have chance upon a site which looks to be the perfect solution If it is possible to get all this stuff completed via phone that would be ideal. Do I need to be concerned? What are the potential pitfalls?
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?
After years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Ruxley. Can we issue an application to the Residential Property Tribunal Service?
Where there is a missing landlord or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to determine the price.
An example of a Lease Extension case for a Ruxley residence is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case related to 1 flat.
What makes a Ruxley lease defective?
There is nothing unique about leasehold conveyancing in Ruxley. Most leases are individual and legal mistakes in the legal wording can result in certain provisions are erroneous. For example, if your lease is missing any of the following, it could be defective:
-
A provision to repair to or maintain elements of the property
You will have difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, The Mortgage Works, and Nottingham Building Society all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, forcing the purchaser to pull out.