I am getting a mortgage with Nat West. My intention is to employ the services of a Licensed Conveyancer in Ruxley. Does the Nat West Conveyancing panel allow for Licensed Conveyancers?
The Nat West conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
I have given 2 months notice to my existing landlord and have to vacate my let out property in Ruxley by 21/1/2026. Conveyancing on my purchase has just started. How realistic is it to complete in 5 weeks as I wish to avoid having to find temporary accommodation?
Generally one should not provide notice for your lease unless exchange of contracts has taken place. If you have not previously done so, update to your conveyancer and request that they chase the other side, try to an acceptable time-line that everyone will aim to achieve
I used Wolstenholmes a few years ago for my conveyancing in Ruxley. I now require my file however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Ruxley of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying my first flat in Ruxley with a loan from Barnsley Building Society. The sellers would not budge the amount so I negotiated 6k of extras instead. The estate agent told me not inform my conveyancer about this deal as it will put at risk my mortgage 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.
As co-executor for the will of my aunt I am disposing of a house in Cardiff but I am based in Ruxley. My conveyancer (who is 300 miles awayhas requested that I sign a stat dec prior to the transaction finalising. Can you recommend a conveyancing solicitor in Ruxley who can witness and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are located in Ruxley
I am tempted by the attractive purchase price for a couple of maisonettes in Ruxley which have in the region of forty five years left on the lease term. should I be concerned?
There are no two ways about it. A leasehold apartment in Ruxley is a wasting asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it adversely affects the value of the property. For most buyers and mortgage companies, leases with under 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Ruxley conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Ruxley conveyancing firm to assist?
Most certainly. We are happy to put you in touch with a Ruxley conveyancing firm who can help.
An example of a Lease Extension decision for a Ruxley property 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.