Please help. My Limbury lawyer is advising me that she is duty bound toconduct Limbury conveyancing searches due to the fact thatthe firm are on the Virgin Moneyconveyancing panel. These Limbury searches cost a lot of money can this be avoided?
You have limited options available to you. As you are taking a mortgage with a mortgage company your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Limbury conveyancing searches.
My apartment in Limbury is up for sale and I have accepted an offer. Does the lawyer need to be required to be on the Barclays conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Barclays conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
My wife and I are close to exchanging contracts on the sale of our home in Limbury and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A high street Limbury lawyer would know this is not the case. It does beg the question why the purchasers used an internet conveyancing practice as opposed to a conveyancing solicitor in Limbury. We have lived in Limbury for many years we know that this is a non issue. Do we contact our local Authority to obtain clarification need.
It sounds as though you may have a conveyancing lawyer already. What do they say? You should check with 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 life insurance to cover that same illness)
I am buying my first flat in Limbury with a mortgage from Britannia. The sellers refused to move on the amount so I negotiated 6k of extras instead. The sale representative told me not inform my lawyer about the side-deal as it would put at risk my loan with Britannia. 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.
I own a leasehold house in Limbury. Conveyancing and Halifax mortgage are in place. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Limbury who previously acted has now retired. Any advice?
The first thing you should do is make enquiries of HMLR to make sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to instruct a Limbury conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a split level flat in Limbury, conveyancing was carried out 9 years ago. How much will my lease extension cost? Comparable properties in Limbury with an extended lease are worth £222,000. The average or mid-range amount of ground rent is £50 per annum. The lease finishes on 21st October 2091
You have 70 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.
I note that you have a post code search directory identifying firms on the mortgage company conveyancing panel. Do Limbury conveyancing firms pay you a referral fee if I appoint them for my conveyancing?
We are a listing service only for law firms wishing to communicate if they are on the bank conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Limbury.