I am purchasing a brand new duplex in Eastcote and my solicitor is telling me that she is duty bound to the lender to disclose incentives from the builder. The Estate Agents are hassling me to exchange and I would rather not delay deal. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Is there a search tool that I can use to check that the solicitor handling my conveyancing in Eastcote is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Platform Home Loans Ltd thus spending £192.00 in another set of legal invoice.
Feel free to make the most of the find a conveyancing panel solicitor tool on this web page. Pick the mortgage company and type ‘Eastcote’ or your preferred area and you will discover a number of lawyer based in Eastcote or by proximity to you.
We are purchasing a house in Eastcote. It might be a silly question but how we can trust a solicitor? At some point we will need to send funds into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Is it the case that all Eastcote CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing panel?
Some major lenders now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
After much negotiation I have agreed a price on an apartment in Eastcote. My mortgage broker pressured me to appoint their property lawyer. I paid an upfront payment of £175. Shortly after, the conveyancer called me embarrassingly acknowledging that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am buying a new build house in Eastcote with the aid of help to buy. The builders would not move on the amount so I negotiated 6k of additionals instead. The estate agent advised me not reveal to my solicitor about this side-deal as it will affect my mortgage with National Westminster Bank. Should I keep quiet?.
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.
My company is looking to lease a unit on the high street. Can you recommend conveyancers offering competitive fees for non-domestic conveyancing in Eastcote for less than 2k?
We can recommend firms who have well rounded knowledge of commercial conveyancing in Eastcote, including the sale and purchase of businesses as well as simply premises. If you are intending to purchase or sell a shop, pub, restaurant, office, retail premises or a complete business we can put you in touch with the right lawyer. Regarding the charges these will vary based on the structure and terms of the proposed transaction. Please provide us with your details or phone so as to enable us to furnish you with comprehensive commercial conveyancing calculation.
I would like to sublet my leasehold apartment in Eastcote. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?
Some leases for properties in Eastcote do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse 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 consent.
I own a a ground floor purpose built flat in Eastcote. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the sum due for a lease extension?
in cases where there is a missing landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to make a decision on the amount due.
An example of a Lease Extension matter before the tribunal for a Eastcote flat is Flat 72 Queens Walk in January 2013. The Tribunals calculated the premium payable to be £22,090. This case affected 1 flat. The unexpired lease term was 53.26 years.