Is the fact that my solicitor in Woolacombe is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of her conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Woolacombe conveyancing firm and ask them why they are no longer on the approved list for your lender.
A friend advised me that if I am purchasing in Woolacombe I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually quoted for as part of the standard Woolacombe conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Woolacombe around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Woolacombe Education with plans and statistics, Local Amenities and other useful information about Woolacombe.
It has been five months since my purchase conveyancing in Woolacombe took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am purchasing my first flat in Woolacombe with the aid of help to buy. The developers would not move on the price so I negotiated 6k of extras instead. The estate agent suggested that I not reveal to my conveyancer about the extras as it would adversely affect my loan with the bank. 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.
We're novice buyers - agreed a price, yet the selling agent has warned us that the vendor will only issue a contract if we use their recommended conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a high street solicitor accustomed to conveyancing in Woolacombe
It is improbable the owners are driving this. If they desire ‘a quick sale', alienating a motivated buyer is not the way to achieve this. Speak to the owners direct and make the point that (a)you are genuine purchasers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you wish to move quickly (e)but you intend to appoint your own,trusted Woolacombe conveyancing solicitors - not the ones that will give the negotiator at the agency a commission or achieve conveyancing targets pre-set by head office.
I am in need of some leasehold conveyancing in Woolacombe. Before diving in I want to be sure as to the number of years remaining on the lease.
Assuming the lease is registered - and most are in Woolacombe - then the leasehold title will always include the short particulars 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 own a 1 bedroom flat in Woolacombe, conveyancing formalities finalised in 1998. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Woolacombe with over 90 years remaining are worth £165,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2103
With only 77 years remaining on your lease we estimate the price of your lease extension to be between £7,600 and £8,800 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.