I have just been advised by my mortgage adviser that my Leagrave and Chalton lawyer is not on the bank Solicitor panel. How can I be sure that this is correct?
You need to call your Leagrave and Chalton conveyancer. You lawyer should notify you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
My Leagrave and Chalton conveyancer has identified a difference between the surveyor’s assumptions in the valuation survey and what is in the title deeds. My solicitor has advised that he is obliged to ensure that the lender is happy with this discrepancy and is still content to lend. Is my conveyancer’s course or action appropriate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
We are planning to move home in December. Does my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you recommend a removal company in Leagrave and Chalton. Conveyancing lawyer was organised prior to coming across your website.
On the day of completion you will need to collect the keys from your selling agent however this should only occur when the previous owners lawyers advise the agent that they have the completion monies and the keys can be collected. You can tell the removal company that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can assist you in locating a residential property solicitor in Leagrave and Chalton or a solicitor that specialises in conveyancing in Leagrave and Chalton.
The mortgage over my property is with Santander for my property in Leagrave and Chalton. Conveyancing was finalised months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Santander?
Your original mortgage agreement with Santander will provide that you need their approval prior to renting your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies will allow you to rent 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 Santander directly. It should not be necessary to do this via a Santander conveyancing panel firm.
Planning on purchasing a flat in Leagrave and Chalton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Leagrave and Chalton solicitor is on the Bank of Ireland conveyancing panel.
It has been 2 months following my purchase conveyancing in Leagrave and Chalton concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. 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 need to appoint a conveyancing solicitor for freehold conveyancing in Leagrave and Chalton. I happened to stumble upon a web site which seems to have the ideal answer If it is possible to get all formalities done via web that would be preferable. Do I need to 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?
Last April I purchased a leasehold property in Leagrave and Chalton. Do I have any liability for service charges for periods before my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a 2 bed flat in Leagrave and Chalton, conveyancing was carried out in 2003. Can you work out an approximate cost of a lease extension? Similar properties in Leagrave and Chalton with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 per annum. The lease terminates on 21st October 2079
You have 54 years left to run we estimate the price of your lease extension to be between £32,300 and £37,400 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you should 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.