I am hoping to receive a offer of a home loan from Lloyds. I intend to retain the legal services of a Licensed Conveyancer in Godmanchester. Does the Lloyds Conveyancing panel exclude conveyancers regulated by the CLC?
The Lloyds approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
I have given 2 months notice to my current landlord and must leave my rented property in Godmanchester by 17/9/2021. Conveyancing on my purchase has just started. Is it possible to complete in 4 weeks as I wish to avoid having to find short term accommodation?
Generally one should not give notice on a rental unless your lawyer suggests that you should. If you have not previously done so, contact to your solicitor and ask them to they chase the owners solicitors, try to get a realistic time scale from them that everyone will look to achieve
Over the last few months I have been searching for a leasehold apartment up to £235,500 and found one close by in Godmanchester I like with open areas and station in the vicinity, the downside is that it only has 49 years unexpired on the lease. I can't really find anything else in Godmanchester suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a mortgage that many years will likely be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.
Am I best advised to choose a Godmanchester conveyancing practitioner who is local to the property I am hoping to buy? I have an old university friend who can execute the legal work but they are based over three hundred kilometers away.
The primary upside of using a high street Godmanchester conveyancing practice is that you can attend the office to sign documents, deliver your identification documents and apply pressure on them where appropriate. Having local Godmanchester know how is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and on the whole were content that should trump using an unfamiliar Godmanchester conveyancing lawyer just because they are round the corner.
My fiance and I may need to let out our Godmanchester garden flat for a while due to a new job. We instructed a Godmanchester conveyancing firm in 2003 but they have since shut and we did not think at the time seek any guidance as to whether the lease permits subletting. How do we find out?
Some leases for properties in Godmanchester do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to see 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.
Godmanchester Leasehold Conveyancing - A selection of Questions you should consider before Purchasing
Be sure to investigate if there are any onerous restrictions in the lease. For instance it is reasonably common in Godmanchester leases that pets are not permitted in in a block in Godmanchester. If you love the propertyin Godmanchester yet your cat is not allowed to live with you then you have a very hard determination. Does the lease include onerous restrictions? Plenty Godmanchester leasehold properties will have a service bill for maintenance of the building invoiced by the landlord. Should you buy the apartment you will have to pay this contribution, usually in instalments accross the year. This may vary from two or three hundred pounds to thousands of pounds for large purpose-built buildings. There will also be a ground rent to be met annual, this is usually not a exorbitant figure, say approximately £25-£75 but you need to check as sometimes it could be many hundreds of pounds.
When it comes to my conveyancing in Godmanchester should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Godmanchester conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancing practitioner's time in submitting the funds this way.