We are purchasing a house and need a conveyancing solicitor in Silverdale who is on the Skipton approved panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Skipton . We don't recommend any particular firms conducting conveyancing in Silverdale.
I am buying a new build house in Silverdale with a mortgage from Norwich and Peterborough Building Society. The sellers would not budge the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not reveal to my conveyancer about the extras as it could affect my loan with Norwich and Peterborough Building Society. 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.
I have been on the look out for a leasehold apartment up to £235,500 and found one round the corner in Silverdale I like with a park and railway links nearby, the downside is that it only has 49 years on the lease. There is not much else in Silverdale in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a mortgage that many years may be an issue. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
I am using a search engine for the term cheap conveyancing in Silverdale it reveals numerous property lawyerslocally. With so much choice what is the best way to find the right property lawyer for me?
The best way of finding the right conveyancer is through a personal referral, so enquire of friends and relatives who have purchased a property in Silverdale or the respected estate agent or financial adviser. Fees for conveyancing in Silverdale differ, so it's advisable to secure a minimum of four fee estimates from different conveyancers. Make sure that you clarify that the charges are guaranteed not to to be inflated.
I am on look out for some leasehold conveyancing in Silverdale. Before I set the wheels in motion I require certainty as to the remaining lease term.
If the lease is recorded at the land registry - and most are in Silverdale - then the leasehold title will always include the short particulars 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 basement flat in Silverdale, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Silverdale with a long lease are worth £201,000. The ground rent is £45 invoiced every year. The lease finishes on 21st October 2089
With only 64 years remaining on your lease we estimate the premium for your lease extension to range between £15,200 and £17,600 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be 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 take any other action placing reliance on this information before getting professional advice.
Is there a reason that Silverdale conveyancing charges are higher for leasehold and freehold properties?
Leasehold conveyancing in Silverdale can involve additional due diligence such as reviewing the lease, communicating with the landlord, obtaining up to date rent receipts, landlord’s consents, management company’s accounts amongst other tasks.