Much to our surprise we have been told by our IFA that my Shirehampton solicitor is not on the mortgage company Solicitor panel. What can I do to be sure if this is correct?
The best course of action for you to take is to call your Shirehampton conveyancer. You lawyer should inform you of the situation. If they are not on the panel they may recommend you to a Shirehampton conveyancing practice that is on the approved list of lawyers for your lender.
Do the Building Society Association intend to launch a online directory to to identify solicitors on the Norwich and Peterborough Building Society conveyancing panel for instance in Shirehampton?
Lexsure has not been advised of any plans on the part of the BSA to promote such a search facility.
Me and my brother own a semi-detached Edwardian property in Shirehampton. Conveyancing lawyer represented me and Yorkshire Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Shirehampton and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with the conveyancing practitioner who conducted the conveyancing.
I'm buying my first flat in Shirehampton benefiting from help to buy. The builders refused to reduce the price so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not disclose to my lawyer about this deal as it may put at risk my loan with Platform Home Loans Ltd. 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.
Taking into account that I am about to part with 450k on 3 bedroom house in Shirehampton I would like to talk to a lawyer about myhome move before giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - we would be delighted to talk to you we do not take any clients on without you liaising with the solicitor who will be carrying out your conveyancing in Shirehampton.There is no ‘factory style conveyancing’ - each client is unique individual, not a case reference. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Shirehampton should be the figure that you are charged.
I only have Fifty years unexpired on my flat in Shirehampton. I now wish to get lease extension but my freeholder is missing. What are my options?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. However, you will be required to prove that you or your lawyers have used your best endeavours to track down the landlord. On the whole a specialist should be helpful to carry out a search and prepare a report to be used as proof that the freeholder is indeed missing. It is wise to seek advice from a conveyancer in relation to devolving into the landlord’s absence and the application to the County Court covering Shirehampton.
I inherited a basement flat in Shirehampton, conveyancing was carried out 5 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? Comparable properties in Shirehampton with over 90 years remaining are worth £195,000. The ground rent is £45 per annum. The lease finishes on 21st October 2089
With just 64 years left to run the likely cost is going to range between £14,300 and £16,400 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional 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 seeking the advice of a professional.