Will lawyers ask for money on account for conveyancing in Longthorpe?
If you are buying a property in Longthorpe your lawyer will request that you place them with monies to cover the the cost of the conveyancing searches. Generally this is called for to cover the fees of the Local Authority Search. When the deposit is as part of the sale price then this will be required shortly before exchange of contracts. Any further balance that is due should be sent to your lawyer a few days prior to the completion date.
We are getting the release of further monies on our home loan from Lloyds as we wish to conduct a loft conversion to our property in Longthorpe. Are we obliged to choose a nearby Longthorpe solicitor on the Lloyds conveyancing panel to handle the legals?
Lloyds do not ordinarily instruct a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds panel.
We have agreed to purchase a house in Longthorpe. A rare aspect is that the roof has a solar panel. Santander have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Santander your lawyer must follow the conveyancing requirements outlined in Section 2 of UK Finance Lenders’ Handbook for Santander. The CML Handbook contains minimum specifications for solar panel roof-space leases, and solicitors are required to report to Santander where a lease does not meet these requirements. The provisions relate to the installation of panels on properties countrywide and is not restricted to Longthorpe.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Longthorpe solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Longthorpe postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Longthorpe.
I'm purchasing my first flat in Longthorpe with a mortgage from Leeds Building Society. The sellers would not budge the price so I negotiated £7000 of additionals instead. The estate agent suggested that I not to tell my conveyancer about this deal as it will impact my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one round the corner in Longthorpe I like with amenity areas and railway links nearby, the downside is that it's only got 61 years unexpired on the lease. There is not much else in Longthorpe for this price, so just wondered if I would be making a grave error acquiring a short lease?
Should you require a mortgage that many years will likely be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.
What makes your site different to other internet conveyancing brokers for conveyancing in Longthorpe?
At this site get an accurate costs illustration via a Solicitor or Licensed Conveyancer that appreciates the nuances for your conveyancing in Longthorpe. Unlike many estate agents and brokerage sites we do not operate commission arrangements with solicitors. Many agents and online brokers 'recommend' the firm that pays the most kickback, not the best value conveyancing in Longthorpe
I need to appoint a conveyancing solicitor for remortgage conveyancing in Longthorpe. I happened to chance upon a site which looks to be the ideal solution If it is possible to get all this stuff completed via web that would be preferable. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?