I am looking to buy a flat and require a conveyancing solicitor in Shenley Church End who is on the Nationwide Building Society approved. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Nationwide Building Society in certain locations such as Shenley Church End. We dont recommend any particular firm.
We previously chose conveyancing lawyers locally in Shenley Church End on the Santander solicitor approved list. They have just billed me a supplemental amount for dealing with the Santander mortgage. Is this an additional conveyancing fee set by Santander?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your solicitor may charge a fee for this. The fee is not dictated by Santander but by your Shenley Church End conveyancing practitioner. Some firms on the Santander panel will charge ’dealing with mortgage’ fee but many firms incorporate it on their overall fee.
After months of negotiation I have agreed a price on an apartment in Shenley Church End. My mortgage broker suggested a lawyer. I paid an upfront payment of £200. Soon after, the lawyer contacted me embarrassingly acknowledging that they were not on the Santander 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 Santander 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 was told three weeks ago that my mortgage has been agreed to by HSBC. Is it usual for HSBC to only issue the offer once my solicitor in Shenley Church End is approved on their conveyancing panel? HSBC have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
I'm purchasing a new build house in Shenley Church End benefiting from help to buy. The developers would not move on the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent told me not disclose to my lawyer about the side-deal as it would jeopardize my loan with the lender. Is this normal?.
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.
Over the last few months I have been searching for a flat up to £195,000 and identified one near me in Shenley Church End I like with a park and railway links nearby, however it only has 52 years unexpired on the lease. There is not much else in Shenley Church End in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a home loan the shortness of the lease will likely be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
Expecting to complete next month on a ground floor flat in Shenley Church End. Conveyancing solicitors assured me that they report fully tomorrow. What should I be looking out for?
The report on title for your leasehold conveyancing in Shenley Church End should include some of the following:
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The length of the lease term. You should receive guidance as what happens when the lease ends, and informed of the importance of not letting the lease term falling below eighty years Details of the parties to the lease, for instance these could be the leaseholder, head lessor, freeholder You must be informed what constitutes a Nuisance as far as the lease is concerned Does the lease prevent you from renting out the flat, or having a home office for business Alterations to the property
I am the registered owner of a split level flat in Shenley Church End, conveyancing was carried out in 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Shenley Church End with over 90 years remaining are worth £260,000. The ground rent is £45 per annum. The lease finishes on 21st October 2099
You have 74 years unexpired the likely cost is going to span between £8,600 and £9,800 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending 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 concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.
Been reading online that Shenley Church End solicitors are more costly than licensed conveyancers in Shenley Church End when it comes to purchasing a property. So is it better if I use a conveyancer or a solicitor if I am purchasing a property in Shenley Church End.
When it comes to conveyancing in Shenley Church End the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.