Do I have to visit the offices of the solicitor to sign the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Gedling so that I can attend their offices when needed.
As opposed to ten years ago, almost all lenders no longer need their conveyancing panel lawyer to witness the borrowers signature. It will still be necessary for you to supply ID documents and there are still distinct advantages to choosing a local practitioner, in your situation a conveyancing solicitor in Gedling.
My wife and I are planning on selling our property in Gedling and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Gedling conveyancer would know that there is no such problem. It does beg the question why the buyers used a nationwide conveyancing firm as opposed to a conveyancing solicitor in Gedling. We have lived in Gedling for three years we know of no issue. Should we get in touch with our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I have a semi-detached Victorian property in Gedling. Conveyancing lawyer acted for me and National Westminster Bank. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Gedling and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing practitioner who completed the work.
I'm buying my first flat in Gedling with the aid of help to buy. The developers would not budge the amount so I negotiated £7000 of additionals instead. The property agent advised me not reveal to my lawyer about this side-deal as it would put at risk my loan with the bank. Is this normal?.
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.
I decided to have a survey completed on a property in Gedling prior to retaining lawyers. I have been informed that there is a flying freehold element to the house. Our surveyor has said that some lenders will refuse to give a mortgage on a flying freehold home.
It depends who your proposed lender is. Santander has different requirements from Halifax. If you contact us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Gedling. Conveyancing may be slightly more expensive based on your lender's requirements.
Can you offer any advice when it comes to appointing a Gedling conveyancing practice to deal with our lease extension?
When appointing a solicitor for lease extension works (regardless if they are a Gedling conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you speak with several firms including non Gedling conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be of use:
What volume of lease extensions has the firm carried out in Gedling in the last year?
I purchased a garden flat in Gedling, conveyancing having been completed May 1998. 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? Similar properties in Gedling with an extended lease are worth £197,000. The ground rent is £55 levied per year. The lease comes to an end on 21st October 2079
With just 55 years unexpired we estimate the price of your lease extension to range between £31,400 and £36,200 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues 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 getting professional advice.