How up to date is your search tool for Sawbridgeworth conveyancing solicitors on the Principality conveyancing panel? Do Principality send you an updated list?
Sawbridgeworth conveyancing firms themselves provide us confirmation that they are on the Principality conveyancing panel as opposed to being supplied with a list from Principality directly.
My husband and I decided to purchase a newbuild apartment in Sawbridgeworth with a loan from The Mortgage Works.We use our Sawbridgeworth conveyancing solicitor but The Mortgage Works informed us her practice is not on their approved list of member firms. It seems we are left with little choice but to instruct a The Mortgage Works panel solicitor or keep our preferred solicitor and pay for a The Mortgage Works panel lawyer to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage issued to you is subject to its terms and conditions, one of which will be that solicitors needs to be on the The Mortgage Works approved list. in the past, most lenders 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 solicitors to apply to be on the conveyancing panel for The Mortgage Works
What can a local search inform me concerning the property I am buying in Sawbridgeworth?
Sawbridgeworth conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search organisations such as Searchflow The local search is essential in every Sawbridgeworth conveyancing purchase; as long as you don’t want any nasty surprises after you move into your new home. The search will supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
I am purchasing my first flat in Sawbridgeworth with a mortgage from Alliance & Leicester . The developers refused to move on the price so I negotiated 6k of extras instead. The house builders rep advised me not to tell my solicitor about the extras as it may put at risk my loan with Alliance & Leicester . Should I keep quiet?.
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.
How does the Landlord & Tenant Act 1954 affect my commercial property in Sawbridgeworth and how can your lawyers assist?
The particular law that you refer to gives security of tenure to business tenants, granting the a statutory right to apply to court for a renewal tenancy and remain in occupation when the lease comes to an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and help with commercial conveyancing in Sawbridgeworth
Having had my offer accepted I require leasehold conveyancing in Sawbridgeworth. Before diving in I want to be sure as to the remaining lease term.
Assuming the lease is recorded at the land registry - and almost all are in Sawbridgeworth - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I purchased a 1 bedroom flat in Sawbridgeworth, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Sawbridgeworth with over 90 years remaining are worth £170,000. The ground rent is £50 charged once a year. The lease runs out on 21st October 2104
You have 79 years unexpired the likely cost is going to range between £7,600 and £8,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.