We are buying a flat and require a conveyancing solicitor in Belvedere who is on the Co-operative solicitor panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Belvedere.
The deeds to our property can not be found. The solicitors who conducted the conveyancing in Belvedere 5 years ago no longer exist. Will I be able to sell the house?
You no longer need to hold title deeds to establish that you are the registered proprietor of land or premises, as the Land Registry have everything they need in a digital format.
I'm purchasing a new build house in Belvedere benefiting from help to buy. The sellers would not budge the amount so I negotiated 6k of extras instead. The sale representative suggested that I not inform my lawyer about the deal as it will jeopardize my mortgage with Skipton Building Society. 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 looking for a leasehold apartment up to £235,500 and identified one round the corner in Belvedere I like with a park and station in the vicinity, the downside is that it's only got 61 years on the lease. I can't really find anything else in Belvedere for this price, so just wondered if I would be making a mistake acquiring a short lease?
If you need a home loan the remaining unexpired lease term will be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
Given that I am about to part with 450k on a two bedroom apartment in Belvedere I wish to talk to a solicitor regarding thehome move before giving the go ahead to 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 Belvedere.There is no ‘factory style conveyancing’ - each client is an important individual, not a file reference. The practices that we put you in touch with believe that the figure you are provided with for your conveyancing in Belvedere should be the figure that you are charged.
Our conveyancer in Belvedere has discovered a a problem with the lease for the apartment we are purchasing in Belvedere. The seller’s lawyers have offered defective title insurance as a solution. We are content with insurance and will pay for it. Our solicitor says that as he is on the lender conveyancing panel he must ensure that the lender is happy with this solution. Who is the client here, us or the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. A precondition to being on the mortgage company approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.