We went with a local solicitor for my conveyancing in Cudham last week. Reviewing the Terms and Conditions it is apparent thatwe are liable for costs even if the movedoes not proceed. Should I go with them or choose an on-line conveyancing brokerage offering no move no charge conveyancing in Cudham?
Generally there is a concession along the lines that if "No Completion No Fee" is offered then the conveyancing charges will tend to be be uplifted to counteract the conveyances that do not proceed. Also remember that these schemes generally do not cover disbursements by way of example Cudham conveyancing search costs.
What is your number one tip for finding a conveyancing solicitor in Cudham
It would be unwise to be seduced by the lowest Cudham conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We had appointed solicitors locally in Cudham on the Kent Reliance solicitor approved list. They are now charging me a further fee for handling the Kent Reliance mortgage. Is this an additional conveyancing fee specified by Kent Reliance?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your solicitor can levy a fee for this. This fee is not set by Kent Reliance but by your Cudham lawyer. Some firms on the Kent Reliance panel will quote ’dealing with mortgage’ fee but some practices include it on their overall fee.
We expect to receive a DIP from Santander this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Santander recommend any Cudham solicitors on the Santander conveyancing panel, or is it better to go independently?
You will need to appoint Cudham solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
Should my solicitor be asking questions concerning flooding during the conveyancing in Cudham.
Flooding is a growing risk for solicitors dealing with homes in Cudham. Plenty of people will acquire a house in Cudham, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, however there are a number of searches that can be undertaken by the purchaser or on a buyer’s behalf which can figure out the risks in Cudham. The conventional set of property information forms given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the owner to find out if the premises has suffered from flooding. If flooding has previously occurred and is not disclosed by the owner, then a purchaser may issue a legal claim for losses as a result of such an inaccurate answer. A purchaser’s solicitors may also conduct an enviro report. This should reveal if there is a recorded flood risk. If so, more detailed investigations will need to be initiated.
I am buying a new build house in Cudham with a loan from Coventry Building Society. The sellers would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not inform my conveyancer about this side-deal as it could jeopardize my mortgage with Coventry Building Society. 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.
I am looking into buying my first house which is in Cudham and I am already nervous. I couldn't find anything specific about Cudham. Conveyancing will be needed in due course but do you know about the Cudham area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Cudham. In the meantime here are some basic statistics that we found
I have recently realised that I have Seventy years remaining on my lease in Cudham. I need to extend my lease but my freeholder is missing. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to demonstrate that you have done all that could be expected to track down the lessor. In some cases an enquiry agent should be helpful to carry out a search and prepare an expert document which can be used as proof that the landlord can not be located. It is advisable to get professional help from a property lawyer both on investigating the landlord’s disappearance and the vesting order request to the County Court covering Cudham.
After years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Cudham. Can we issue an application to the Residential Property Tribunal Service?
Absolutely. We can put you in touch with a Cudham conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Cudham residence is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case affected 1 flat. The unexpired lease term was 50.57 years.