What is the most effective way to find the right solicitor who will supply a high level service for our conveyancing in West Byfleet?
Option 1 is to ask relatives whom they would seek assistance from.
Option 2 is to look on the web for conveyancing in West Byfleet. Call two or three from the list and ask them to send you their conveyancing fee calculations and speak to the lawyer who will handle the conveyancing prior tocommitting.
Option 3 is to make use of this site to help you find the right lawyers taking into account your personal requirements including location,timings, complications and who your intended mortgage company is. Do not be teased by ninety nine pound conveyancing in West Byfleet
Our son is about to exchange on a house that has just been built in West Byfleet with a home loan from Bank of Ireland. His lawyer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Bank of Ireland conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Bank of Ireland conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Do the Building Society Association intend to launch a searchable register to to identify solicitors on the Melton Mowbray Building Society conveyancing panel for instance in West Byfleet?
We have not been informed any plans on the part of the BSA to develop such a search facility.
I'm buying a new build house in West Byfleet with a loan from Santander. The developers refused to budge the price so I negotiated five thousand pounds worth of additionals instead. The property agent told me not inform my solicitor about this deal as it will affect my loan with the bank. 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.
Due to the advice of my in-laws I had a survey completed on a house in West Byfleet before instructing conveyancers. I have been told that there is a flying freehold element to the property. The surveyor has said that some mortgage companies may refuse to give a loan on such a property.
It varies from the lender to lender. Santander has different instructions from Halifax. If you e-mail us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in West Byfleet. Conveyancing may be slightly more expensive based on your lender's requirements.
Can you provide any advice for leasehold conveyancing in West Byfleet from the perspective of speeding up the sale process?
- Much of the delay in leasehold conveyancing in West Byfleet can be bypassed where you get in touch lawyers as soon as your agents start advertising the property and request that they start to collate the leasehold information which will be required by the purchasers’ solicitors. If there is a history of any disputes with your freeholder or managing agents it is essential that these are settled prior to the flat being marketed. The purchasers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is clearly preferable to reveal the dispute as over rather than unsettled. You may think that you are aware of the number of years left on your lease but it would be wise to double-check via your solicitors. A purchaser's conveyancer will be unlikely to recommend their client to to exchange contracts if the remaining number of years is less than 75 years. It is therefore important at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. Some West Byfleet leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is able to meet the yearly 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 actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. In the event that you altered the property did you need the Landlord’s approval? In particular have you laid down wooden flooring? Most leases in West Byfleet state that internal structural changes or installing wooden flooring necessitate a licence issued by the Landlord consenting to such changes. Where you dont have the paperwork in place you should not communicate with the landlord without checking with your lawyer in advance.
I purchased a 1 bedroom flat in West Byfleet, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in West Byfleet with over 90 years remaining are worth £165,000. The ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2102
You have 77 years remaining on your lease we estimate the premium for your lease extension to span between £7,600 and £8,800 as well as costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.