Much to our surprise we have been advised by our mortgage broker that my Benfleet solicitor is not on the lender Conveyancing panel. How can I check?
The first thing you need to do is to call your Benfleet conveyancer. You lawyer should notify you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
We are buying a house in Benfleet. It might be a silly question but how we can trust a lawyer? On completion day we will need to put our life savings into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am expecting a DIP from Co-operative this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Benfleet solicitors on the Co-operative conveyancing panel, or is it better to go independently?
You will need to appoint Benfleet solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Benfleet building society branch on a couple of occasions and was informed it wasn't an issue and they will lend. My Benfleet conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Your solicitor must follow the Council of Mortgage Lenders’ Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I'm purchasing my first flat in Benfleet with the aid of help to buy. The developers would not move on the price so I negotiated 6k of extras instead. The house builders rep told me not to tell my lawyer about the extras as it may put at risk 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.
Due to the encouragement of my in-laws I had a survey completed on a house in Benfleet prior to retaining lawyers. I have been told that there is a flying freehold aspect to the property. My surveyor has said that some lenders tend refuse to issue a loan on such a property.
It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. If you e-mail us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Benfleet. Conveyancing may be slightly more expensive based on your lender's requirements.
My business partner and I are wishing to lease a unit on the high street. Can you recommend lawyers offering no-sale-no charges for commercial conveyancing in Benfleet for under 2k?
We can recommend firms who host a wealth of experience of commercial conveyancing in Benfleet, including the disposal and acquisition of businesses as well as simply premises. If you are hoping to buy or lease a shop, pub, restaurant, office, retail premises or a whole business we will find you the right solicitor. As for the charges these will vary based on the structure and nuances of the deal. Please provide us with your details or email so as to enable us to furnish you with comprehensive commercial conveyancing calculation.
Back In 2003, I bought a leasehold house in Benfleet. Conveyancing and Alliance & Leicester mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1991. The conveyancing solicitor in Benfleet who acted for me is not around. Do I pay?
The first thing you should do is make enquiries of the Land Registry to make sure that this person is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Benfleet conveyancing lawyer to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Leasehold Conveyancing in Benfleet - A selection of Questions you should ask before buying
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The answer will be helpful as a) areas could cause problems for the block as the communal areas may start to deteriorate where services are not paid for b) if the leasehold owners have an issue with the running of the building you will wish to have all the details Does the lease have onerous restrictions? Its a good idea to discover as much as you can about the managing agents as they can either make life much simpler or problematic. Being a leasehold owner you will be in the clutches of the managing agents both financially and when it comes to practical issues such as the tidiness of the communal areas. Enquire of other tenants what they think of their management. Finally, be sure you know the dates that the maintenance charges are due to the managing agents and precisely what you get for your money.