I have an AIP. The bank mentioned the loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would much rather appoint a Buckden based conveyancing firm?
Do check but the chances are that give you one of their panel lawyers if you accept the "fee-free" deal. Contact the lender and check if they offer you a cash alternative. In the past a few lenders offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Buckden.
I am due to move house in September. Does my conveyancing solicitor call the removal company on the completion day. Incidentally, can you put forward a removal company in Buckden. Conveyancing solicitor was organised prior to coming across this page.
On the day of completion you can pick up the keys from your estate agent but this should only occur after the previous owners conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. You will need to advise the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can assist you in choosing a conveyancing in Buckden or a firm that specialises in conveyancing in Buckden.
When it comes to lenders such as Clydesdale, do Buckden conveyancers incur a fee to be on the list of approved solicitors?
We are unaware of any lender fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
I am due to exchange contracts on my apartment. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nationwide are being a right pain. The Buckden solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I need some expedited conveyancing in Buckden as I am under a deadline to exchange contracts inside one month. Thankfully I do not need a mortgage. Can I avoid the conveyancing searches to save money and time?
If.Given you are are a cash purchaser you are at free not to do searches although no conveyancer would advise that you don't. Drawing on our experience of conveyancing in Buckden the following are instances of issues that can appear and adversely affect future mortgageability: Refused Planning Applications, Outstanding Charges, Overdue Grants, Unadopted Roads,...
Due to the advice of my in-laws I had a survey completed on a property in Buckden ahead of appointing solicitors. I have been advised that there is a flying freehold element to the property. Our surveyor advised that some lenders will not give a mortgage on this type of property.
It depends who your proposed lender is. HSBC has different requirements from Halifax. Should you wish to telephone us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Buckden. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Buckden to see if the conveyancing will be more expensive.
Frank (my husband) and I may need to rent out our Buckden garden flat temporarily due to a career opportunity. We instructed a Buckden conveyancing firm in 2001 but they have closed and we did not have the foresight to get any advice as to whether the lease permits subletting. How do we find out?
A small minority of properties in Buckden do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I invested in buying a garden flat in Buckden, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Buckden with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 per annum. The lease runs out on 21st October 2080
With just 55 years left to run we estimate the price of your lease extension to be between £31,400 and £36,200 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.
My fiance and I have just had an offer accepted on a house and had meeting on Monday with Leeds Building Society for the mortgage. They advised us that when it comes to selecting a property lawyer that unless they are on their approved list of solicitors then we will incur an additional fee of £250+. This is is due to the fact that they will then have to appoint a solicitor to act on their behalf as well as the one we select for ourselves and we assume responsibility for their invoice. I have asked Leeds Building Society to send me with a list so I can seek quotes only from their approved solicitors but was told that I need to check with each individual lawyer to see if they are on the panel. What would be the best way of going about this?
Ask Leeds Building Society what their criteria for panel membership is for a solicitor.Then ask the conveyancing practitioner of your choice whether they meet the criteria and have they acted on loans for Leeds Building Society previously. If the answer to those is yes, then just double check with Leeds Building Society. Alternatively please use our search facility and we should be able to locate a property lawyer in Buckden on the panel for Leeds Building Society.