Having been suggested to visit your service we were going to use a conveyancing solicitor in Symonds Yat recommended on your site but have come across alternative fee calculations via the web appear less pricey – how come?
There are plenty of websites advertising alleged £99 conveyancing, yet more often than not supplementalcosts end up with the closing fee being inflated. Solicitors ought to ensure fees contained in terms of business should be equitable and be applied The law firms that we list for conveyancing in Symonds Yat specify all charges for the property you intend topurchase.
I purchased a freehold house in Symonds Yat but still charged rent, why is this and what is this?
It is rare for properties in Symonds Yat and has limited impact for conveyancing in Symonds Yat but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
Is it correct that all Symonds Yat CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing panel?
Some major lenders now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
We expect to receive a AIP from Nottingham this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nottingham recommend any Symonds Yat solicitors on the Nottingham conveyancing panel, or is it better to go independently?
You will need to appoint Symonds Yat solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Symonds Yat bank branch on numerous occasions and was advised it wasn't a problem and they would lend. My Symonds Yat conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their published requirements. Who do I believe?
As long as the lawyer is on the mortgage company approved list, they must adhere to the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
Will commercial conveyancing searches disclose planned roadworks that could impact a commercial site in Symonds Yat?
Its becoming the norm that commercial conveyancing solicitors in Symonds Yat will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Symonds Yat. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Symonds Yat.
For each commercial conveyancing transaction in Symonds Yat it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can cause delays to Symonds Yat commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Symonds Yat.
I am purchasing a new build house in Symonds Yat with a loan from Leeds Building Society. The developers refused to move on the amount so I negotiated 6k of additionals instead. The estate agent told me not reveal to my lawyer about the deal as it will 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 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.
One month into buying a house in Symonds Yat. Conveyancing solicitor has told us the title is "Leasehold". Does this make a difference on the marketability of the house?
Symonds Yat conveyancing does not in most situations involve leasehold houses. The crucial consideration here is the remaining lease term and the ground rent. If there are over a hundred years remaining with a nominal rent, it's essentially freehold, so it’s unlikely to affect the marketability too much.
On the flip side, if it's, say, 50 years it will have a significant impact on the saleability, and most likely wouldn't be acceptable to the bank. The length of lease and ground rent will be set out in the lease to be supplied to your solicitor.