I am aiming to move property in May. Will my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you put forward a removal company in Little Oakley. Conveyancing firm was chosen before I stumbled across your website.
On the day of completion you will need to collect the keys from your estate agent however this can only be done when the vendors solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be released. You will need to tell the removal men that they can start moving you in. We do not suggest a specific removal company but can assist you in choosing a residential property solicitor in Little Oakley or a firm with expertise in conveyancing in Little Oakley.
Last month we had a mortgage agreed in principle with Nottingham. Little Oakley conveyancing lawyers were selected. What is the average time that one could expect to receive a mortgage offer from Nottingham?
Some lenders take longer than others. Have Nottingham done the valuation? Have you advised Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
We have agreed to purchase a house in Little Oakley. A rare aspect is that the roof has a solar panel. Co-operative have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Co-operative your lawyer must follow the conveyancing requirements contained in Section 2 of UK Finance Lenders’ Handbook for Co-operative. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Co-operative where a lease does not meet these requirements. The conditions relate to the installation of panels on properties in England and Wales and is not restricted to Little Oakley.
What will a local search reveal about the house my wife and I buying in Little Oakley?
Little Oakley conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations such as PSG The local search plays a central part in many a Little Oakley conveyancing purchase; as long as you don’t want any nasty surprises after you move into your new home. The search will provide data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
I'm purchasing my first flat in Little Oakley with a mortgage from Yorkshire Building Society. The builders refused to reduce the price so I negotiated 6k of additionals instead. The house builders rep told me not to tell my lawyer about the extras as it will impact my mortgage with the lender. 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.
Over the last few months I have been searching for a flat up to £245,000 and found one near me in Little Oakley I like with amenity areas and transport links in the vicinity, however it's only got 61 remaining years left on the lease. I can't really find anything else in Little Oakley in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
If you need a mortgage the shortness of the lease will likely be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.
Can you offer any advice when it comes to appointing a Little Oakley conveyancing practice to deal with our lease extension?
If you are instructing a solicitor for lease extension works (regardless if they are a Little Oakley conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We recommend that you speak with several firms including non Little Oakley conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:
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How experienced is the firm with lease extension legislation? Can they put you in touch with clients in Little Oakley who can give a testimonial?
I am the registered owner of a ground floor flat in Little Oakley, conveyancing having been completed in 2007. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Little Oakley with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ends on 21st October 2100
You have 75 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.
When it comes to my conveyancing in Little Oakley 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 Little Oakley conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.