I am not in a position to travel far from Shirehampton. Can you please clarify why all Shirehampton lawyers are not on all lender panels?
As unjust as it may seem for banks to restrict who can act for them, from the public’s or lawyer’s perspective, the flip side is that lenders are increasingly anxious and consider it vital to shield themselves against mortgage fraud. As a result of this concern lenders are limiting their conveyancing panel to a manageable size.
Finally the sale completed on my house in Shirehampton last March but the buyer keeps calling every few hours to say his solicitor is waiting to hear from mysolicitor. What should my lawyer have done now that I have sold?
Post completion of your house sale your conveyancer is duty bound to deliver the transfer deeds and all of the paperwork to the purchaser's solicitors. Where appropriate, your conveyancer must also confirm that the mortgage has been discharged to the buyers conveyancers. There is unlikely to be post completion formalities specific conveyancing in Shirehampton.
It has been three months following my purchase conveyancing in Shirehampton took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm buying my first flat in Shirehampton with the aid of help to buy. The developers would not move on the amount so I negotiated 6k of fixtures and fittings instead. The property agent advised me not inform my conveyancer about the side-deal as it would impact my loan with the lender. Should I keep quiet?.
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 UK Finance website. UK Finance 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.
In my capacity as executor for the estate of my aunt I am selling a house in Neath but live in Shirehampton. My conveyancer (who is 300 kilometers from meneeds me to sign a stat dec ahead of completion. Could you suggest a conveyancing practitioner in Shirehampton who can attest and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are based in Shirehampton
I am a negotiator for a busy estate agency in Shirehampton where we see a number of flat sales put at risk due to leases having less than 80 years remaining. I have been given inconsistent advice from local Shirehampton conveyancing firms. Please can you clarify whether the vendor of a flat can initiate the lease extension process for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I acquired a basement flat in Shirehampton, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Shirehampton with a long lease are worth £201,000. The ground rent is £45 invoiced annually. The lease runs out on 21st October 2090
With only 64 years remaining on your lease we estimate the premium for your lease extension to be between £14,300 and £16,400 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.