I am obtaining a offer of a home loan from Lloyds. I hope to instruct a Licensed Conveyancer in Mossley Hill. Does the Lloyds Solicitor panel include Licensed Conveyancers?
The Lloyds approved solicitor list is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Our god-son is buying a house that has just been built in Mossley Hill with a mortgage from Coventry BS. His conveyancer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Coventry BS conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Coventry BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Do I need to attend the offices of the solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in Mossley Hill so that I can pop in to their offices when needed.
These days conveyancing panel lawyers for lenders conduct their work via Royal Mail, e-mail or over phone calls. This means that they can undertake the legal work for your home move regardless of where you live in England or Wales. That being said you can see if you can still book an appointment to visit conveyancing lawyer if just in case this is required.
I'm buying a new build house in Mossley Hill with the aid of help to buy. The developers refused to reduce the price so I negotiated 6k of additionals instead. The property agent suggested that I not disclose to my lawyer about the extras as it would jeopardize my loan with Alliance & Leicester . 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.
I need to instruct a conveyancing practitioner in Mossley Hill for my house move. Is it possible to review a solicitor's record with the legal regulator?
You may search for documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The SRA could monitor telephone calls for training reasons.
I am intending to let out my leasehold flat in Mossley Hill. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?
A small minority of properties in Mossley Hill do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I inherited a garden flat in Mossley Hill, conveyancing having been completed September 2005. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Mossley Hill with an extended lease are worth £260,000. The ground rent is £50 yearly. The lease terminates on 21st October 2099
With only 75 years left to run the likely cost is going to range between £8,600 and £9,800 plus costs.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.