I am purchasing a new build flat in Ware and my conveyancer is informing me that she has to the mortgage company to reveal incentives from the seller. I am under pressure to sign contracts and I don't want to prolong matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I am buying a new build flat in Ware. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Ware you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Ware.
We are buying a terrace house in Ware. We would like to an extension at the rear at the house.Will the conveyancing process involve enquiries to ascertain if these alterations are prohibited?
Your solicitor should check the registered title as conveyancing in Ware can occasionally reveal restrictions in the title deeds which restrict categories of works or necessitated the consent of another owner. Certain additions need local authority planning consent and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
Is it the case that all Ware CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing list of approved solicitors?
A selection of lenders now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
After much negotiation I have agreed a price on a house in Ware. My financial adviser recommended their conveyancers. I paid an on account payment of £175. Soon after, the conveyancer contacted me embarrassingly acknowledging that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I was recommended by a number of selling agents in Ware to get a quote from a property lawyer on your site. Is there a financial upside for Estate Agents to recommend your site rather than a competitor’s?
We refuse to offer any referral fee for sending work in our direction. We thought it would be too underhand to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
Having had my offer accepted I require leasehold conveyancing in Ware. Before diving in I would like to find out the unexpired term of the lease.
If the lease is registered - and 99.9% are in Ware - then the leasehold title will always include the basic details 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 invested in buying a split level flat in Ware, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Similar flats in Ware with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 yearly. The lease runs out on 21st October 2089
With just 64 years remaining on your lease we estimate the price of your lease extension to range between £15,200 and £17,600 as well as legals.
The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.
Myself and my partner have just had an offer agreed on a flat and had an appointment on Wednesday with the Post Office for the mortgage. They advised us that when it comes to appointing a lawyer that unless they are on their approved panel of solicitors then we will incur an extra charge of £200. This is is due to the fact that they would then have to select a solicitor to act on their behalf in addition to the one we appoint on our behalf and we assume responsibility for their invoice. I have requested the Post Office to supply me with a list so I can obtain estimates only from their approved solicitors but was told that I need to check with each individual conveyancer to see if they are on the panel. Is there a list online?
You can enquire of the Post Office what their panel criteria is for a conveyancer.Then ask the conveyancer of your choice whether they fit that criteria and have they acted on mortgages for the Post Office historically. If the answer to those is yes, then just double check with the Post Office. Alternatively please utilise our search facility and we should be able to find you a lawyer in Ware on the approved list for the Post Office.