My IFA requires my Kendal solicitor’s panel reference for the Nat West conveyancing panel. How do I discover this. I have tried my local Kendal office but they don't know it.
The sensible thing to do is ask for this information from your Kendal solicitor . They maintain a central record lender panel numbers.
As a FTB what is the most important advice you can give me about purchase conveyancing in Kendal?
You may not hear this from too many lawyers but conveyancing in Kendal and elsewhere in Cumbria is an adversarial experience. Put another way, when it comes to conveyancing there exists an abundance of opportunity for conflict between you and others involved in the house moving process. For example, the seller, estate agent and sometimes your bank. Selecting a lawyer for your conveyancing in Kendal is a critical decision as your conveyancer is your adviser, and is the ONLY person in the legal process whose responsibility is to act in your best interests and to keep you safe.
On occasion a third party with a vested interest may try and persuade you that it is in your interests to do things their way. As an example, the selling agent may claim to be assisting by claiming that your solicitor is wrong. Or your mortgage broker may advise you to do something that is contrary to your conveyancers advice. You should always trust your lawyer above all other parties in the home moving process.
I'm buying a new build house in Kendal with the aid of help to buy. The developers refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not reveal to my lawyer about the deal as it would affect my loan with the bank. Should I keep quiet?.
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 opted to have a survey completed on a house in Kendal ahead of retaining conveyancers. I have been advised that there is a flying freehold aspect to the property. Our surveyor advised that some mortgage companies may refuse to give a mortgage on such a home.
It depends who your proposed lender is. HSBC has different requirements for example to Halifax. If you e-mail us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Kendal. Conveyancing may be slightly more expensive based on your lender's requirements.
My partner has suggested that I appoint his conveyancers in Kendal. Should I choose my own conveyancer?
There are no two ways about it the ideal way to select a conveyancing practitioner is to have feedback from friends or family who have actually used the firm you're contemplating using.
Back In 2001, I bought a leasehold flat in Kendal. Conveyancing and Clydesdale mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1996. The conveyancing solicitor in Kendal who previously acted has long since retired. Do I pay?
First contact the Land Registry to be sure that this person is in fact the new freeholder. There is no need to incur the fees of a Kendal conveyancing firm to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I purchased a 2 bed flat in Kendal, conveyancing formalities finalised 10 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Kendal with over 90 years remaining are worth £202,000. The ground rent is £60 charged once a year. The lease ceases on 21st October 2082
With only 57 years remaining on your lease we estimate the premium for your lease extension to span between £28,500 and £33,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.