I am helping my step-mother sell her property in Abbeymeads. Does the conveyancing solicitor commission the energy performance certificate or do I organise this?
Following the demise of HIPs, energy assessments was maintained a required component of selling a property. An energy performance certificate should be commissioned before the property is placed on the market. It is not a task that conveyancers ordinarily arrange. Where you are instructing a Abbeymeads conveyancing solicitor they might be able to arrange EPC’s due to their relationships with long established local accredited person
Are all Abbeymeads Conveyancing Quality Solicitors on the Nationwide conveyancing list of approved practices?
It is true that some banks and building societies now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
After shopping around on the internet I have found a Abbeymeads property lawyer having checked that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Abbeymeads postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Abbeymeads.
I have justbeen informed that Stirling Law have closed. They carried out my conveyancing in Abbeymeads for a purchase of a leasehold flat 18 months ago. How can I check that my home is registered correctly in the name of the previous owner?
The quickest way to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Abbeymeads conveyancing specialists.
I am purchasing my first flat in Abbeymeads with a loan from Halifax. The builders refused to budge the price so I negotiated 6k of fixtures and fittings instead. The sale representative told me not reveal to my lawyer about this extras as it would impact my loan with Halifax. Should I keep quiet?.
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.
Due to the guidance of my in-laws I had a survey completed on a property in Abbeymeads before instructing solicitors. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some lenders may refuse to issue a mortgage on a flying freehold property.
It varies from the lender to lender. Lloyds has different instructions from Halifax. If you call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Abbeymeads. Conveyancing may be slightly more expensive based on your lender's requirements.
I've found a house that appears to meet my requirements, at a reasonable figure which is making it all the more appealing. I have just discovered that it's a leasehold as opposed to freehold. I am assuming that there are issues purchasing a leasehold house in Abbeymeads. Conveyancing solicitors have are soon to be instructed. Will they explain the issues?
The majority of houses in Abbeymeads are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. We note that you are purchasing in Abbeymeads so you should seriously consider shopping around for a Abbeymeads conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example requiring the landlord’spermission to carry out alterations. You may also be required to pay a contribution towards the maintenance of the estate where the property is part of an estate. Your lawyer will advise you fully on all the issues.
I bought a 1st floor flat in Abbeymeads, conveyancing having been completed 8 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Abbeymeads with an extended lease are worth £197,000. The ground rent is £55 yearly. The lease ends on 21st October 2079
You have 55 years left to run we estimate the premium for your lease extension to range between £31,400 and £36,200 as well as 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 comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.
18 days into a sale of a flat in Abbeymeads. Conveyancing is fine but we are being charged a fortune from the managing agents. So far we have issued a cheque for £225 for a leasehold management information and then another £134.40 for answers to queries supplied by the buyers solicitor.
Neither you or your property lawyer will have any control over the level of the bill for this information however the typical costs for the information for Abbeymeads leasehold property is £380. When it comes to Abbeymeads conveyancing deals it is conventional for the owner to cover the charges. The landlord or their agents are under no statutory obligation to answer such questions although many will be willing to do so - albeit often at exorbitant prices disproportionate to the work involved. Unfortunately there is no legislation that mandates set fees for administrative tasks. There is no prescriptive time limit by which they are required to supply answers.