I have given 2 months notice to my existing landlord and have to leave my let out property in Gwernaffield by the end of next month. Conveyancing on my purchase is progressing. 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 exchange of contracts has taken place. Assuming that you have not already done so, speak to your conveyancer and request that they cajole the owners solicitors, try to an acceptable time-line that everyone will look towards
We're in Gwernaffield, FTBs purchasing with a mortgage (lender is RBS , and our solicitor is on the RBS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the RBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
We are buying a flat in Gwernaffield. I might seem paranoid but how we can trust a solicitor? At some point we will need to send funds into their account. What protection do 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 true that all Gwernaffield solicitor firms on the TSB conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the TSB approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many mortgage companies do allow licenced conveyancers on their panel and in such a situation the organisation would be overseen by the CLC.
I recently had an offer agreed on an apartment in Gwernaffield. My mortgage broker suggested a lawyer. I paid an advanced payment of £150. A few days later, the conveyancing practitioner called me sheepishly admitting that they were not on the Santander 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 Santander 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 need some fast conveyancing in Gwernaffield as I am under an ultimatum to sign on the dotted line within 2 weeks. A home loan is not required. Can I escape the need for conveyancing searches to save fees and time?
As you are are a cash purchaser you are at liberty not to do searches although no lawyer would suggest that you don't. Drawing on years of experience of conveyancing in Gwernaffield the following are examples of what can crop up and adversely impact future saleability: Enforcement Notices, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
I'm purchasing my first flat in Gwernaffield with a loan from Yorkshire Building Society. The developers would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not disclose to my lawyer about this side-deal as it could jeopardize my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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 today plan to offer on a house that seems to meet my requirements, at a reasonable figure which is making it more attractive. I have just found out that it's a leasehold as opposed to freehold. I would have thought that there are issues purchasing a leasehold house in Gwernaffield. Conveyancing lawyers have are soon to be instructed. Will my lawyers set out the risks of buying a leasehold house in Gwernaffield ?
Most houses in Gwernaffield are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are purchasing in Gwernaffield in which case you should be shopping around for a Gwernaffield conveyancing solicitor and check that they are used to advising on leasehold houses. First you will need to check the number of years remaining. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as obtaining the freeholder’spermission to conduct alterations. It may be necessary to pay a contribution towards the upkeep of the communal areas where the house is located on an estate. Your solicitor should report to you on the legal implications.
I bought a basement flat in Gwernaffield, conveyancing was carried out 5 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Gwernaffield with an extended lease are worth £191,000. The ground rent is £55 charged once a year. The lease finishes on 21st October 2074
You have 53 years left to run the likely cost is going to range between £27,600 and £31,800 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.