My husband and I are planning to acquire a flat in Alfriston and are in fact using a Alfriston conveyancing firm. Within the past 48 hours our conveyancer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Alliance & Leicester have this morning contacted us to inform me that they have now hit a problem as our Alfriston lawyer is not on their conveyancing panel. Please explain?
When purchasing a property with the benefit of a mortgage it is standard for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Alfriston solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
Can the conveyancing solicitors identified via your search tool handle auction conveyancing in Alfriston?
There are a few auction solicitors we can connect you with those specialising in auction conveyancing. Alfriston is just one of the many areas of where our lawyers are based.
I note that there are debates on Chancel Insurance on online forums. Do I require this when purchasing a house in Alfriston? or Apparently there is an ancient law that means some homeowners living in a parish church boundary will be compelled to contribute towards repairs towards the chancel within the church. Is this applicable for conveyancing in Alfriston?
Unless a prior purchase of the house took place post 12 October 2013 you may expect lawyers carrying out conveyancing in Alfriston to continue to recommend a chancel search and or insurance against a claim.
The deeds to my home can not be found. The conveyancers who handled the conveyancing in Alfriston 5 years ago have long since closed. Will I be able to sell the house?
In today’s world there are duplicates made of almost everything, and your conveyancer should be aware precisely where to look for all the appropriate paperwork so you can purchase or sell your house without any difficulty. If duplicates are not available, your solicitor can arrange cover in the form of insurance or indemnities protecting you against possible claims on your property.
I'm buying a new build house in Alfriston benefiting from help to buy. The developers would not reduce the amount so I negotiated 6k of extras instead. The property agent suggested that I not to tell my solicitor about this side-deal as it will impact my mortgage with TSB. Should I keep quiet?.
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.
Are there frequently found problems that you see in leases for Alfriston properties?
Leasehold conveyancing in Alfriston is not unique. All leases are drafted differently and legal mistakes in the legal wording can result in certain clauses are not included. The following missing provisions could result in a defective lease:
Service charge per centages that don't add up correctly leaving a shortfall Insurance obligations
A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, Barnsley Building Society, and Alliance & Leicester all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the purchaser to withdraw.
I am the registered owner of a garden flat in Alfriston, conveyancing was carried out June 1995. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Alfriston with over 90 years remaining are worth £191,000. The ground rent is £55 per annum. The lease comes to an end on 21st October 2074
With only 53 years left to run we estimate the premium for your lease extension to range between £27,600 and £31,800 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.