Completed the sale of my flat in Englefield Green last May but my buyer keeps calling daily to say his conveyancer is waiting to hear from mine. What should my lawyer have done following completion?
Post completion of your sale your solicitor is obliged to send the transfer documentation and all additional paperwork to the buyer’s solicitors. Where relevant, your solicitor must also send confirmation that the legal charge in favour of the lender has been redeemed to the buyers lawyers. There are no post completion tasks just for conveyancing in Englefield Green.
How do I investigate if the solicitor conducting my conveyancing in Englefield Green is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Nationwide Building Society thus paying £175.00 in additional conveyancing fees.
You should make use of the find a conveyancing panel solicitor tool on this site. Pick the mortgage company and type ‘Englefield Green’ or your preferred area and you will discover numerous conveyancers located in Englefield Green or near you.
What will a local search tell me about the property my wife and I buying in Englefield Green?
Englefield Green conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations for example Searches UK The local search is essential in every Englefield Green conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search will provide data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
It has been five months since my purchase conveyancing in Englefield Green concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. 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 residence 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'm purchasing my first flat in Englefield Green with a mortgage from HSBC Bank. The builders would not move on the price so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not inform my conveyancer about the side-deal as it could affect my mortgage with the lender. 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.
In relation to leasehold conveyancing in Englefield Green what are the most common lease problems?
There is nothing unique about leasehold conveyancing in Englefield Green. Most leases are individual and drafting errors can sometimes mean that certain clauses are missing. For example, if your lease is missing any of the following, it could be defective:
A duty to insure the building
You will encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, Bank of Scotland, and Alliance & Leicester 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 is problematic they may refuse to grant the mortgage, obliging the purchaser to pull out.
I acquired a garden flat in Englefield Green, conveyancing having been completed September 1997. 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? Comparable flats in Englefield Green with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 per annum. The lease ends on 21st October 2086
With only 65 years left to run we estimate the price of your lease extension to span between £13,300 and £15,400 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.