I am buying a flat and require a conveyancing solicitor in West Molesey who is on the The Royal Bank of Scotland approved. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for The Royal Bank of Scotland in certain locations such as West Molesey. We dont recommend any particular firm.
Are there restrictive covenants that are commonly picked up as part of conveyancing in West Molesey?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in West Molesey. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am purchasing my first flat in West Molesey benefiting from help to buy. The developers would not budge the price so I negotiated £7000 of fixtures and fittings instead. The property agent told me not inform my conveyancer about this deal as it may affect 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.
I need to retain a conveyancing solicitor for freehold conveyancing in West Molesey. I have chance upon a site which seems to have the perfect offering If it is possible to get all this stuff done via email that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am employed by a long established estate agency in West Molesey where we have witnessed a few leasehold sales put at risk as a result of short leases. I have been given conflicting advice from local West Molesey conveyancing solicitors. Can you shed some light as to whether the seller of a flat can instigate the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a West Molesey conveyancing firm to assist?
Absolutely. We can put you in touch with a West Molesey conveyancing firm who can help.
An example of a Lease Extension case for a West Molesey property is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case affected 1 flat.
Me and my partner have just had an offer agreed on a property and had an appointment on Wednesday with the Post Office for the mortgage. They have informed me that when it comes to selecting a lawyer that if they are not on their approved list of lawyers then we will be subject to an an additional charge of about two hundred pounds. This is is due to the fact that they would then have to instruct a property lawyer to act on their behalf in addition to the one we choose to act for ourselves and we assume responsibility for their costs. I have requested the Post Office to furnish me with a list so I can request quotes only from their approved conveyancers but was told that I need to check with each individual solicitor to see if they are on the panel. Is there a simple way of finding out who is on a lender panel?
You should ask the Post Office what their panel criteria is for a solicitor.Thereafter ask the lawyer of your choice whether they fit that criteria and have they acted on mortgages for the Post Office previously. If the answer to those is yes, then just double check with the Post Office. Another option is to make use of our search facility and we may be able to locate a conveyancer in West Molesey on the panel for the Post Office.