We are purchasing a 2 bedroom apartment in Hazlemere with a mortgage. We like our Hazlemere conveyancer, but the mortgage company says he's not on their "panel". It seems we have little choice but to appoint one of the mortgage company panel solicitors or retain our Hazlemere solicitor as well as pay for one of their panel lawyers to act for them. We regard this is inequitable; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Hazlemere conveyancing lawyer to apply to be on the conveyancing panel.
When will exchange of contracts happen for domestic conveyancing in Hazlemere and am I required to attend the conveyancers office?
If you are near to our conveyancing solicitors in Hazlemere you are invited in to sign documents. That being said, the firms we work with supply countrywide coverage for conveyancing and give as equally detailed and professional a job for you when dealing with you digitally. The signing of the contract is not the point of no return. A signed contract is just a prerequisite for the conveyancer to officially exchange when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Hazlemere)to be in the office available at the end of the phone to exchange contracts.
I am aiming to move property in April. Will my conveyancing solicitor update the removal company on the completion day. On a separate note, can you recommend a removal company in Hazlemere. Conveyancing lawyer was organised before I stumbled across your site.
On the afternoon of completion you will need to pick up the keys from the property agent however this can only be done when the sellers conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you should advise the removal men that you are ready to move in. We do not suggest a specific removal organisation but can assist you in finding a residential property solicitor in Hazlemere or a legal practice with expertise in conveyancing in Hazlemere.
I have today made my last payment due on my mortgage with TSB. I assume I don't need a Hazlemere solicitor on the TSB panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
RBS have agreed my mortgage in principle, my offer on a apartment in Hazlemere has been agreed to, what are the next steps?
Your estate agent will need to know who your solicitors are (make sure the solicitors are on the bank’s panel). Contact RBS or the broker and finalise any relevant paperwork. RBS will sellect a valuer who will get in contact with the estate agent or seller to arrange a time for the valuation to take place. Once carried out (assuming no problems) it takes about a fortnight to get a mortgage offer. RBS will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Hazlemere.
I'm buying a new build house in Hazlemere with the aid of help to buy. The builders refused to reduce the price so I negotiated 6k of additionals instead. The estate agent advised me not inform my conveyancer about the extras as it may adversely affect my loan with the bank. 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.
What does commercial conveyancing in Hazlemere cover?
Hazlemere conveyancing for business premises incorporates a broad array of advice, offered by qualified solicitors, relating to business property. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
I am on look out for some leasehold conveyancing in Hazlemere. Before diving in I want to be sure as to the unexpired term of the lease.
Assuming the lease is registered - and 99.9% are in Hazlemere - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I acquired a ground floor flat in Hazlemere, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Similar flats in Hazlemere with an extended lease are worth £207,000. The average or mid-range amount of ground rent is £60 levied per year. The lease expires on 21st October 2079
You have 57 years remaining on your lease the likely cost is going to span between £28,500 and £33,000 as well as costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.