We note that you have a search directory identifying solicitors on the Nottingham conveyancing panel. Do companies pay you a referral fee if I appoint them for our own conveyancing in Church End?
We are a listing service only for law firms wishing to communicate if they are on the Nottingham conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Church End.
Forgive me if this question is silly but I am unexperienced as a 1st time buyer of a two bedroom flat in Church End. Do I receive the keys to the house on completion from my conveyancer? If so, I will find a local conveyancing solicitor in Church End?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you should be able to pick up the keys from the Estate Agents and move into your new home. Usually this occurs between 1 and 3pm.
My partner and I have arranged a further advance on our mortgage from Clydesdale as we intend to carry out improvements to our property in Church End. Do we need to select a nearby Church End solicitor on the Clydesdale conveyancing panel to deal with the legals?
Clydesdale don't usually instruct firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale list.
The mortgage over my property is with Virgin Money for my property in Church End. Conveyancing was finalised a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Virgin Money?
You must advise Virgin Money in advance of renting your property as this is likely to be a breach of Virgin Money’s mortgage conditions. It may be that Virgin Money will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. It should not be necessary to do this via a Virgin Money conveyancing panel firm.
I have recentlybeen informed that Stirling Law have been shut down. They carried out my conveyancing in Church End for a purchase of a leasehold apartment 9 months ago. How can I establish that my home is not still registered in the name of the previous owner?
The quickest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Church End conveyancing specialists.
I'm buying a new build house in Church End benefiting from help to buy. The developers would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent advised me not inform my conveyancer about the extras as it may put at risk my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Last October I purchased a leasehold property in Church End. Do I have any liability for service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
My wife and I have hit a brick wall in trying to reach an agreement for a lease extension in Church End. Can this matter be resolved via the Leasehold Valuation Tribunal?
in cases where there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to decide the price.
An example of a Lease Extension decision for a Church End property is Ground Floor 110 Station Road in June 2013. The Tribunal found that the premium payable for a lease extension should be £31,665. This case was in relation to 1 flat. The unexpired term was 56.65 years.
How much should conveyancing in Church End cost?
Almost all Church End conveyancing firms will charge a standard fee. Where additional work becomes necessary during the transaction your conveyancer is duty bound to advise you in writing of such supplemental costs for such work as soon as it becomes obvious. Some practices may agree not to charge a fee if a transaction does not go ahead, others will levy an bill for a proportion of the agreed charges, calculated based on the point at which the deal falls through.
It may be helpful for you to obtain a few firms to supply you a quotation.