Is it the case that all Whitehaven CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing panel?
A selection of lenders now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
We previously appointed conveyancing lawyers based in Whitehaven on the Skipton solicitor panel. They are now charging me a supplemental sum for the legal aspects of the Skipton mortgage. Is this an additional conveyancing fee specified by Skipton?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your conveyancer can charge a fee for this. The charge is not set by Skipton but by your Whitehaven lawyer. Some firms on the Skipton panel will quote ’dealing with mortgage’ fee and others do not.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Whitehaven lawyer on the Leeds Building Society panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
We are purchasing a property and the lawyer has mentioned Chancel Repair to which the property may be liable as it falls into the area of such a church. She has mentioned insurance. Is this really necessary for conveyancing in Whitehaven
Unless a prior purchase of the property completed after 12 October 2013 you could assume that lawyers handling conveyancing in Whitehaven to remain encouraging a chancel search and or chancel repair liability insurance.
I am buying my first flat in Whitehaven with the aid of help to buy. The developers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not to tell my solicitor about the side-deal as it would affect my loan with Godiva Mortgages Ltd. 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.
As co-executor for the will of my grandfather I am disposing of a property in Neath but reside in Whitehaven. My lawyer (based 250 kilometers awayrequires that I sign a stat dec ahead of completion. Could you suggest a conveyancing practitioner in Whitehaven who can witness and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are Whitehaven based
Expecting to complete next month on a ground floor flat in Whitehaven. Conveyancing solicitors inform me that they will have a report out to me on Monday. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Whitehaven should include some of the following:
-
Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? You should have a good understanding of the building insurance obligations It needs to be made clear to you whether the lease permits you to alter or improve anything in the property- you must be made aware as to whether it applies to all alterations or just structural alteration, and whether consent is mandated necessary The total ownership of the premises. This could be the flat itself but could also include a roof space or basement if applicable. Where does the liability rest to repair and maintain the building. It is essential for you to know which party is liable for the repair and maintenance of every part of the building
I purchased a 2 bed flat in Whitehaven, conveyancing having been completed 9 years ago. How much will my lease extension cost? Similar properties in Whitehaven with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease terminates on 21st October 2080
With only 55 years left to run we estimate the price of your lease extension to be between £31,400 and £36,200 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 renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.
Is planning consent required to split a single dwelling into a couple of flats in Whitehaven? This has occurred to a property opposite to my home in Whitehaven and was unaware of it happening until the works were complete.
Planning consent is necessary for converting a single dwelling in Whitehaven into flats but possibly not for reverting once again to single dwelling-house so, simply put, yes,a it is needed.