We were about to choose a conveyancing solicitor in Curdworth found on your site but have come across alternative fee calculations via the web seem cheaper – how come?
There are plenty of conveyancers marketing at first sight what seems to be cut price. We would encourage you to think twice about how important this transaction is to you that you are willing to be penny wise pound foolish over the quality of the conveyancing. Some embed additional charges well inside the terms of business. The solicitors that we list for conveyancing in Curdworth neverbehave this way.
I had intended to instruct a property lawyer in Curdworth for our house move. Our financial adviser has since notified us that our mortgage lenders Godiva Mortgages Ltd won't deal with them. Surely this is unfair competition?
A decade ago most mortgage companies had an appetite for risk which was higher than today. Almost all Curdworth conveyancing firms would have been on most lender panels. The FSA in 2010 completed a thematic review into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more information from law firms concerning their operations and their employees and establishing certain criteria such a completing on a minimum volume of conveyancing. Many Curdworth conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Curdworth is amongst the many areas where the lawyers showing on our search results are on the panel for Godiva Mortgages Ltd.
Is it the case that all Curdworth solicitors on the Aldermore conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Aldermore conveyancing panel they would need to be governed by the SRA. Many banks do allow licenced conveyancers on their panel and in such a situation the firms would be regulated by the Council of Licensed Conveyancers.
I currently have a mortgage with UBS for my property in Curdworth. Conveyancing has been completed a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?
Your original mortgage agreement with UBS will provide that you need their approval prior to letting out your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. You need not do this via a UBS conveyancing panel lawyer.
I recently had an offer agreed on an apartment in Curdworth. My financial adviser suggested a solicitor. I paid an advanced payment of £150. A couple of days later, the conveyancer called me to say that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am buying a new build flat in Curdworth. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Curdworth
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
Over the last few months I have been searching for a flat up to £195,000 and identified one round the corner in Curdworth I like with open areas and railway links in the vicinity, however it's only got 49 years unexpired on the lease. There is not much else in Curdworth in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
Should you require a home loan the remaining unexpired lease term may be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you could ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
We are in the middle of purchasing a house in Curdworth. Conveyancing solicitor has told us the title is "Leasehold". Does this impact the marketability of the property?
Curdworth conveyancing does not usually involve leasehold houses. The crucial factor here is the length of lease and the ground rent. If there are hundred of years years remaining with a peppercorn rent, it's essentially freehold, so it’s unlikely to affect the saleability significantly.
At the other end of the spectrum, if it's, say, Sixty years it is bound to have a significant effect on the saleability, and most likely wouldn't be acceptable to the lender. The remaining lease term and ground rent will be stated in the lease provided to your lawyer.