Is the fact that my solicitor in Woolacombe is not on my lender's solicitor panel that there is a problem with the standard of her conveyancing?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer 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 simply call the Woolacombe conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
My colleague suggested that where I am buying in Woolacombe I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Woolacombe conveyancing searches. It is not a small report of about 40 pages, listing and detailing 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 House Prices, Crime statistics, Woolacombe Education with plans and statistics, Local Amenities and other useful information about Woolacombe.
five months have elapsed following my purchase conveyancing in Woolacombe completed. I have checked the Land Registry site which shows that I paid £200,000 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 residence 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 buying my first flat in Woolacombe benefiting from help to buy. The builders refused to reduce the amount so I negotiated 6k of extras instead. The estate agent advised me not disclose to my solicitor about the side-deal as it would adversely affect my loan with Virgin Money. Do I keep my lawyer in the dark?.
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.
We're FTB’s - had an offer accepted, yet the property agent informed us that the seller will only issue a contract if we appoint the agent's recommended conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a local solicitor who is familiar with conveyancing in Woolacombe
We suspect that the owner is not behind this requirement. Should the seller desire ‘a quick sale', alienating a serious buyer is not the way to achieve this. Contact the owners directly and explain that (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you will continue to appoint your preferred Woolacombe conveyancing solicitors - as opposed tothose that will provide the estate agent a commission or achieve conveyancing thresholds pre-set by head office.
I am in need of some leasehold conveyancing in Woolacombe. Before diving in I would like to find out the remaining lease term.
Assuming the lease is recorded at the land registry - and 99.9% are in Woolacombe - 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 own a 1st floor flat in Woolacombe, conveyancing formalities finalised 4 years ago. How much will my lease extension cost? Corresponding properties in Woolacombe with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease runs out on 21st October 2103
With only 77 years unexpired the likely cost is going to be between £7,600 and £8,800 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.