My lawyer in Prestatyn is not listed on the National Westminster Bank Approved Panel. Is it possible for me to use my prefered solicitor notwithstanding that they are excluded from the National Westminster Bank list of approved lawyers?
The limited options available to you here include:
- Carry on with your preferred Prestatyn solicitors but National Westminster Bank will need to instruct a solicitor on their panel. This will result in additional total legal charges and cause delays.
- Choose an alternative practitioner to to deal with the purchase, obviously checking they are National Westminster Bank approved.
- Persuade your National Westminster Bank solicitor to seek to join the National Westminster Bank panel
It has been 2 months following my purchase conveyancing in Prestatyn took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. 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 premises 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'm purchasing a new build house in Prestatyn benefiting from help to buy. The builders refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not inform my solicitor about this side-deal as it will put at risk my mortgage with Chelsea Building Society. 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.
I am looking into buying my first house which is in Prestatyn and I am already nervous. I couldn't find anything specific about Prestatyn. Conveyancing will be needed in due course but do you know about the Prestatyn area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Prestatyn. In the meantime here are some basic statistics that we found
I am a couple of weeks into a freehold purchase having been directed to a firm by the local agent to carry out the conveyancing in Prestatyn. I am am extremely disappointed with the quality of service. Could you you assist me in finding new solicitors?
A solicitor would have to be really poor to suggest replacing them. Has your mortgage offer been generated? In the event that it has you must make them aware of the new lawyer and have the loan are re-sent. Your solicitor ideally needs to be on the banks panel to avoid supplemental costs and frustration. So that should be your starting point. The find a solicitor tool will help you find a bank approved solicitor for your home move in Prestatyn
Expecting to sign contracts shortly on a studio apartment in Prestatyn. Conveyancing lawyers inform me that they report fully tomorrow. What should I be looking out for?
The report on title for your leasehold conveyancing in Prestatyn should include some of the following:
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Who has the liability for maintaining the window frames Who has the liability to repair and maintain the block. It is essential for you to know which party is duty bound to repair and maintenance of every part of the building Does the lease require carpeting throughout thus preventing wood flooring? You should know whether the lease permits you to change or improve anything in the property- you should be made aware as to whether any restrictions applies to all alterations or just structural alteration, and whether licences for alterations is required What you can do if another tenant in the building is in violation of a provision in their lease?
I own a ground floor flat in Prestatyn, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Prestatyn with over 90 years remaining are worth £179,000. The ground rent is £65 invoiced every year. The lease runs out on 21st October 2081
With 57 years unexpired the likely cost is going to span between £26,600 and £30,800 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 the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.