My Conveyancer in Cubitt Town is not listed on the Barclays Direct Approved Panel. Is it possible for me to retain my prefered solicitor even though they are excluded from the Barclays Direct panel?
The limited options open to you here include:
- Complete the purchase with your existing Cubitt Town lawyers but Barclays Direct will need to instruct a lawyer on their list of acceptable firms. This will result in additional total legal fees and cause frustration.
- Choose an alternative lawyer to to deal with the purchase, not forgetting to check they are on the Barclays Direct panel
I am buying a new build house in Cubitt Town with the aid of help to buy. The developers refused to budge the amount so I negotiated £7000 of extras instead. The house builders rep advised me not reveal to my lawyer about this extras as it would jeopardize my mortgage with The Royal Bank of Scotland. Is this normal?.
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.
How do I search for a Cubitt Town solicitor on the National Westminster Bank conveyancing panel? I am a keen cyclist and am willing to travel upto 20kilometers to meet the lawyer.
You can use the search on this page. Please select a bank and your location and you will see a number of Cubitt Town conveyancing lawyers locally. We have detailed some Cubitt Town conveyancing firms towards the end of this page and you can call them to verify whether they are on the National Westminster Bank member panel
I need to retain a conveyancing solicitor for remortgage conveyancing in Cubitt Town. I've land on a web site which appears to be the perfect answer If there is a chance to get all this stuff done via email that would be preferable. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Last July I purchased a leasehold property in Cubitt Town. Am I liable to pay service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous owner 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. It is an essential part 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).
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Cubitt Town conveyancing firm to represent me?
Where there is a missing freeholder or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to calculate the amount due.
An example of a Freehold Enfranchisement case for a Cubitt Town residence is 12, 14 & 16 Hull Close in May 2010. the Tribunal determined that the premium payable for the acquisition of the freehold to the subject premises was the sum of £18,300 This case was in relation to 3 flats. The unexpired term was 101.61 years.
Should I stop my mortgage payments with Nottingham as soon as a completion date for my home sale in Cubitt Town has been set?
No, you must maintain paying any mortgage payments to Nottingham pending the mortgage being paid off out of the proceeds of sale as part of your Cubitt Town conveyancing.