I am due to move home in May. Does my conveyancing solicitor call the removal company on the completion day. Incidentally, can you suggest a removal company in Crabtree. Conveyancing lawyer was found before I stumbled across this website.
On the day of completion you will need to collect the keys from the selling agent however this should only be done after the previous owners conveyancers confirm to the agent that they have the completion monies and the keys can be collected. After that you should inform the removal company that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can assist you in finding a conveyancing in Crabtree or a lawyer with expertise in conveyancing in Crabtree.
Is it the case that all Crabtree solicitors on the Lloyds conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Lloyds conveyancing panel they would need to be overseen by the SRA. Some banks do list licenced conveyancers on their panel and in such a situation the organisation would be regulated by the CLC.
I am selling my apartment. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Skipton are being difficult. The Crabtree solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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 have been told that property searches are the number one cause of hinderance in Crabtree house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not figure within the common causes of delays in the conveyancing process. Local searches are unlikely to feature in any delay in conveyancing in Crabtree.
3 months have gone by following my purchase conveyancing in Crabtree completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am purchasing my first flat in Crabtree with the aid of help to buy. The builders would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not reveal to my conveyancer about the side-deal as it may put at risk my mortgage with the bank. 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.
Is it possible to swap firm as I need to appoint one who is on the The Royal Bank of Scotland conveyancing panel. I was using a high street conveyancing solicitor in Crabtree five minutes from me but she is not accepted by The Royal Bank of Scotland
We will our best to assist in finding you a conveyancing solicitor in Crabtree on the The Royal Bank of Scotland panel. Please note that the solicitors that we work with do not pay us commission if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Crabtree. Using search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Crabtree.
What makes a Crabtree lease unmortgageable?
Leasehold conveyancing in Crabtree is not unique. All leases are drafted differently and legal mistakes in the legal wording can result in certain clauses are missing. For example, if your lease is missing any of the following, it could be defective:
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A duty to insure the building
You may encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Santander, Leeds Building Society, and Clydesdale all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the buyer to pull out.
I invested in buying a 2 bed flat in Crabtree, conveyancing having been completed 6 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Crabtree with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £60 yearly. The lease ends on 21st October 2082
You have 57 years remaining on your lease the likely cost is going to be between £28,500 and £33,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.