Me and my partner are due to complete buying a property in Shrivenham but as a result of damage from some water damage at the property I have was able negotiate reparation from the owner in the sum of £3k in the form of a reduction in the price. I had intended this to be addressed as part of amending the contract but Coventry BS will not permit this. Why were they involved?
Your conveyancing practitioner that is on a Coventry BS approved list is required to advise Coventry BS of any changes to the purchase price. If you prohibit your solicitor to report the price change to Coventry BS then they would have to discontinue acting for you. In addition, Coventry BS and you would have to appoint a new conveyancing practitioner for your conveyancing in Shrivenham.
We are looking to buy a flat and require a conveyancing solicitor in Shrivenham who is on the Coventry BS approved panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Shrivenham.
I am buying my first flat in Shrivenham with a loan from Bank of Scotland. The sellers refused to reduce the amount so I negotiated 6k of additionals instead. The house builders rep suggested that I not disclose to my conveyancer about the deal as it may affect my loan with Bank of Scotland. 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.
As co-executor for the estate of my grandmother I am selling a house in Cardiff but reside in Shrivenham. My conveyancer (based 260 kilometers awayneeds me to sign a statutory declaration prior to completion. Could you suggest a conveyancing practitioner in Shrivenham who can witness and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are based in Shrivenham
Do you have any advice for leasehold conveyancing in Shrivenham with the intention of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Shrivenham can be bypassed where you instruct lawyers as soon as your agents start marketing the property and ask them to collate the leasehold documentation needed by the purchasers’ lawyers. A minority of Shrivenham leases require Licence to Assign from the landlord. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers. You believe that you know the number of years remaining on your lease but it would be wise to double-check by asking your conveyancers. A buyer’s lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is below 75 years. It is therefore essential at an early stage that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. If you have the benefit of shareholding in the freehold, you should ensure that you are holding the original share certificate. Obtaining a duplicate share certificate can be a lengthy formality and frustrates many a Shrivenham conveyancing deal. If a duplicate share is needed, you should approach the company director and secretary or managing agents (where applicable) for this as soon as possible.
I inherited a 1st floor flat in Shrivenham, conveyancing was carried out 7 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Shrivenham with over 90 years remaining are worth £211,000. The ground rent is £50 per annum. The lease comes to an end on 21st October 2092
With just 68 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 plus costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.
Our financial adviser has suggested using their conveyancing practitioner for my conveyancing in Shrivenham - won’t it be better to just use them?
It is not always the case and you are at liberty to opt for whichever solicitor you decide for your Shrivenham home move. The lawyer recommended by a 3rd party adviser may not necessarily be the best property lawyer, they may put forward their own conveyancing firm who are based remotely. In this instance you may not have contact with your conveyancer and due to the lack of continuity in the transaction, it may be difficult to obtain updates.