We're in Alfriston, First timers purchasing with a mortgage (lender is Co-operative , and our solicitor is on the Co-operative conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Co-operative conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I used Arc property Solicitors a few years past for my conveyancing in Alfriston. I now require my file however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Alfriston of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing my first flat in Alfriston with the aid of help to buy. The developers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not inform my lawyer about this side-deal as it may impact my loan with the bank. Is this normal?.
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.
In sourcing the web for the words on line conveyancing in Alfriston it shows results of many conveyancersin the vicinity. With so much choice what is the best way to find the right conveyancer for my move?
The ideal way of seeking the right conveyancer is via trusted recommendation, so seek the counsel of colleagues and those you trust who have acquired a property in Alfriston or the local estate agent or mortgage broker. Costs for conveyancing in Alfriston differ, so it's advisable to obtain at least four quotes from different conveyancers. Make sure that you clarify what costs in the quote includes.
I've recently bought a leasehold flat in Alfriston. Do I have any liability for service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, 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 ensure 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 purchased a split level flat in Alfriston, conveyancing formalities finalised 8 years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Alfriston with an extended lease are worth £191,000. The ground rent is £55 charged once a year. The lease comes to an end on 21st October 2078
With only 53 years unexpired the likely cost is going to range between £27,600 and £31,800 plus legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure 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 considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.
My husband and I are acquiring a ground floor flat in Alfriston. At the point of instructing our lawyer, we were told they were on all major UK bank panels. The financial adviser called just now to advise that they don't seem to be on the Coventry BS approved list. Should that be true, what should we do? Do we simply pick a different lawyer that is on their panel or do we pay for dual representation, with Coventry BS appointing their own preferred conveyancing practitioner.
Where you are purchasing a property requiring a mortgage it is usual for the purchaser’s solicitors to also act for the mortgage company. In order to act for a bank or building society a property lawyer has to be on that lender's list of approved lawyers. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the solicitor has to satisfy. Some banks now insist their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should call Coventry BS and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Coventry BS's conveyancing panel and you may continue to use your own Alfriston solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another solicitor into the mix.