My wife and I are approaching an exchange on a house in Barton le Willows and my mum and dad have sent the ten percent deposit to my conveyancer. I am now told that as the deposit has been received from someone other than me my lawyer needs to disclose this to my mortgage company. I am advised that, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I advised the bank about my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?
The conveyancing practitioner is obliged to check with lender to make sure that they are aware that the balance of the purchase price is not from your own funds. Your solicitor can only report this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
We note that you have a search directory identifying solicitors on the Yorkshire BS conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Barton le Willows?
We are a listing service only for law firms wishing to communicate if they are on the Yorkshire BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Barton le Willows.
I am purchasing a new build house in Barton le Willows with a mortgage from Santander. The sellers would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep told me not inform my lawyer about this side-deal as it would impact my mortgage with the bank. 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.
Taking into account that I am about to part with 450k on a property in Barton le Willows I would like to have a conversation with the lawyer regarding thehouse move in advance of instructing the firm. Can this be arranged?
This is something that we encourage - we would be pleased to talk to you we do not take any clients on without you liaising with the solicitor who will be doing your property ownership legalities in Barton le Willows.There is no ‘factory style conveyancing’ - each client is an important person, not a case reference. The solicitors that we put you in touch with believe that the fees you are quoted for your conveyancing in Barton le Willows should be the figure that you end up paying.
I am employed by a busy estate agency in Barton le Willows where we have witnessed a few flat sales jeopardised due to leases having less than 80 years remaining. I have received inconsistent advice from local Barton le Willows conveyancing solicitors. Could you confirm whether the owner of a flat can instigate the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I purchased a ground floor flat in Barton le Willows, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Barton le Willows with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease comes to an end on 21st October 2093
With only 69 years unexpired we estimate the price of your lease extension to range between £9,500 and £11,000 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to 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.
How do I find the right lawyer for my conveyancing in Barton le Willows ?
First ask the people you trust who they would recommend. Option 2 is to use a search tool on the web for conveyancing in Barton le Willows. Phone a couple or more firms from the list and ask them to send you their conveyancing charges and speak to the lawyer who will handle your conveyancing before you commit. Option 3 is to make use of our search tool to help you find the right solicitors for you based on your unique factors including location,speed, complexity and who the proposed mortgage company is.Do not be fooled by lowest cost conveyancing solicitors in Barton le Willows