My wife and I are nearing an exchange on a property in Ambleside and my mum and dad have sent the exchange deposit to my solicitor. I am now advised that as the deposit has been received from someone other than me my lawyer needs to make a notification to my bank. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is not just from me. I advised the bank about my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
Your conveyancer is duty bound to check with lender to make sure that they are aware that the balance of the purchase price is not from your own resources. Your solicitor can only notify this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
We had instructed solicitors with offices in Ambleside on the Yorkshire BS solicitor approved list. They are now charging me a supplemental sum for handling the Yorkshire BS mortgage. Is this an additional conveyancing fee specified by Yorkshire BS?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your conveyancing practitioner is entitled to charge a fee for this. The fee is not set by Yorkshire BS but by your Ambleside lawyer. Some firms on the Yorkshire BS panel will quote ’dealing with mortgage’ fee and others do not.
I have paid off my mortgage with Virgin Money. I assume I don't need a Ambleside solicitor on the Virgin Money panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
Santander have agreed my home loan in principle, my bid on a flat in Ambleside has been accepted, what are the next steps?
The property agent will want to be advised as to your lawyer's details (ensure that the lawyers are on the lender’s approved list). Telephone Santander or your broker and complete any appropriate documentation. Santander will appoint a valuer who will get in touch with the selling agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes on average a week for the mortgage offer to be issued. Santander will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Ambleside.
I'm purchasing my first flat in Ambleside benefiting from help to buy. The developers would not budge the price so I negotiated 6k of additionals instead. The property agent advised me not to tell my conveyancer about the side-deal as it may affect my mortgage with the bank. Is this normal?.
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 a couple of weeks into a residential purchase having been referred to a firm by the estate agent to do our conveyancing in Ambleside. I am am very dissatisfied with the quality of service. Can you you assist me in finding new solicitors?
They would need to be very bad to suggest changing them. Has your mortgage offer been sent? In the event that it has you must advise them of the new contact details and have the loan are issued to the new lawyers. The conveyancer should be on the mortgage company panel to avoid added charges and frustration. So that should be your first question of the new lawyers. The search tool should assist you in finding a lender approved lawyer for your home move in Ambleside
What advice can you give us when it comes to choosing a Ambleside conveyancing firm to carry out our lease extension conveyancing?
When appointing a conveyancer for your lease extension (regardless if they are a Ambleside conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Ambleside conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be helpful:
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If they are not ALEP accredited then why not? Can they put you in touch with clients in Ambleside who can give a testimonial?
I own a garden flat in Ambleside, conveyancing having been completed in 2002. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Ambleside with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 levied per year. The lease ceases on 21st October 2076
With only 51 years unexpired we estimate the price of your lease extension to be between £30,400 and £35,200 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. 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 want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.
A licensed conveyancer handled my conveyancing in Ambleside 8 years ago having stored my title documents but has since been shut down – What steps do I now take to retreive them?
Deeds, as such, are no longer appropriate for the majority of properties in Ambleside are recorded electronically at Land Registry. If you need to show ownership or are disposing of or re-mortgaging your conveyancer will need to obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.