My mortgage broker has asked me for my Emersons Green law firm’s panel member for the Nationwide conveyancing panel. Can you suggest how I discover this. I have called my local Emersons Green branch but they cant find it on their system.
Have you tried calling your Emersons Green conveyancing practitioner about this?. They should have a central record lender panel numbers.
We are getting closer to an exchange on a flat in Emersons Green and my mum and dad have sent the 10% deposit to my conveyancing practitioner. I am now advised that as the deposit has not come from me my solicitor needs to disclose this to my lender. I am advised that, in also acting for the mortgage company he must inform them that the balance of the purchase price is not just from me. I informed the mortgage company concerning my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
Your lawyer is legally required to check with lender to make sure that they know that the balance of the purchase price is not from your own funds. The solicitor can only disclose this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
Do lenders provide you with an approved list of Emersons Green conveyancing solicitors? How do you know who is on the Nottingham conveyancing panel?
Emersons Green conveyancing firms themselves provide us confirmation that they are on the Nottingham conveyancing panel as opposed to being supplied with a list from Nottingham directly.
We hope to to purchase with Norwich and Peterborough Building Society. I dropped in a couple of local solicitors yet am struggling to find a Emersons Green conveyancing firm on the Norwich and Peterborough Building Society approved list. Can you assist?
Please do make use of the search tool on this web page. Please choose the building society and type Emersons Green or your location and you will be presented with numerous conveyancers located in Emersons Green or by proximity to you.
How can the Landlord & Tenant Act 1954 affect my commercial premises in Emersons Green and how can you help?
The 1954 Act affords a safeguard to business leaseholders, giving them the right to apply to court for a continuation of occupancy at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Emersons Green is one of the many locations in which our lawyers are based
Do you have any top tips for leasehold conveyancing in Emersons Green with the intention of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Emersons Green can be reduced where you instruct lawyers as soon as your agents start advertising the property and ask them to put together the leasehold information needed by the buyers’ conveyancers. The majority of landlords or Management Companies in Emersons Green levy fees for supplying management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management pack sought as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Emersons Green. If you have the benefit of shareholding in the freehold, you should make sure that you have the original share document. Obtaining a replacement share certificate can be a time consuming formality and slows down many a Emersons Green home move. If a reissued share certificate is necessary, you should approach the company officers or managing agents (where applicable) for this as soon as possible. Some Emersons Green leases require Licence to Assign from the landlord. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain bank and professional references. The bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. In the event that you altered the property did you need the Landlord’s consent? Have you, for example laid down wooden flooring? Most leases in Emersons Green state that internal structural alterations or laying down wooden flooring necessitate a licence from the Landlord acquiescing to such changes. Should you dont have the approvals in place do not contact the landlord without contacting your conveyancer in the first instance.
I purchased a leasehold flat in Emersons Green, conveyancing formalities finalised 10 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Emersons Green with a long lease are worth £171,000. The ground rent is £50 invoiced annually. The lease runs out on 21st October 2104
With just 79 years unexpired we estimate the price of your lease extension to range between £8,600 and £9,800 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.