I am expecting a offer of a home loan from Santander. I hope to use a Licensed Conveyancer in Victoria Park. Does the Santander Solicitor panel allow for conveyancers regulated by the CLC?
The Santander conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Would the conveyancing solicitors that you recommend perform attended exchange conveyancing in Victoria Park?
We do have a number of conveyancing experts who can conduct 24hr exchanges. You should call us to receive a conveyancing quote and details as to availability.
I am considering applying for a Santander mortgage for purchase of a new build (under development) in Victoria Park with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Santander ?
There is nothing to stop you using your solicitor, but Santander will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I bought my home on 11 August and my personal details is not yet registered. Should I be concerned? My conveyancing solicitor in Victoria Park said it would be concluded inside ten days. Are transfers in Victoria Park particularly slow to register?
As far as conveyancing in Victoria Park is concerned, registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timeframes can vary according to who lodges the application, whether there are errors and whether the Land registry need to notify any interested persons or bodies. As of today approximately 80% of such applications are completed in less than three weeks but some can be subject to extensive delays. Historically registration occurs after the new owner has moved in to the premises thus 'speed' is not typically primary concern but where there is a degree of urgency associated with the registration then you or your solicitor could contact the land registry and explain the circumstances.
I'm buying my first flat in Victoria Park benefiting from help to buy. The sellers would not reduce the price so I negotiated £7000 of extras instead. The estate agent suggested that I not disclose to my solicitor about this extras as it will put at risk my loan with the lender. Do I keep my lawyer in the dark?.
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.
My husband and I may need to let out our Victoria Park basement flat for a while due to a career opportunity. We instructed a Victoria Park conveyancing firm in 2004 but they have since shut and we did not think at the time seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
Even though your last Victoria Park conveyancing solicitor is not around you can review your lease to check if you are permitted to let out the premises. The accepted inference is that if the lease is silent, subletting is allowed. Quite often there is a prerequisite that you need to obtain permission via your landlord or some other party before subletting. The net result is that you cannot sublet without first obtaining consent. The consent must not not be unreasonably refused ore delayed. If your lease does not allow you to sublet you should ask your landlord for their consent.
I invested in buying a ground floor flat in Victoria Park, conveyancing was carried out in 2007. How much will my lease extension cost? Comparable properties in Victoria Park with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease ceases on 21st October 2100
You have 75 years unexpired we estimate the premium for your lease extension to be between £8,600 and £9,800 plus 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 extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.