We see that you have a post code search directory listing solicitors on the TSB conveyancing panel. Do firms pay you a commission if I instruct them for our own conveyancing in Ludgershall?
We are a listing service only for law firms wishing to communicate if they are on the TSB conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Ludgershall.
My friend suggested that where I am buying in Ludgershall I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your Ludgershall conveyancing searches. It is not a small document of about 40 pages, listing and detailing important information about Ludgershall around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Ludgershall Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful information regarding Ludgershall.
I have todaydiscovered that Action Conveyancing have closed. They conducted my conveyancing in Ludgershall for a purchase of a leasehold flat 12 months ago. How can I establish that my home is in my name in the name of the previous owner?
The quickest method to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Ludgershall conveyancing specialists.
I am buying a new build house in Ludgershall with a mortgage from HSBC Bank. The builders refused to budge the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not to tell my solicitor about the extras as it could jeopardize my loan with HSBC Bank. Do I keep my lawyer in the dark?.
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.
My wife and I purchased a leasehold flat in Ludgershall. Conveyancing and Barnsley Building Society mortgage organised. A letter has just been received from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in Ludgershall who acted for me is not around. What should I do?
First make enquiries of HMLR to make sure that this person is indeed the new freeholder. It is not necessary to incur the fees of a Ludgershall conveyancing solicitor to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I bought a 1st floor flat in Ludgershall, conveyancing having been completed April 2008. Can you work out an approximate cost of a lease extension? Corresponding flats in Ludgershall with over 90 years remaining are worth £227,000. The average or mid-range amount of ground rent is £50 yearly. The lease ceases on 21st October 2098
You have 72 years unexpired the likely cost is going to be between £9,500 and £11,000 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 comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.
My 20yr old son is about to join the property ladder, the home loan was agreed last week in principle. After the seller agreed the offer on the flat we rang the building society to move forward with his. We were very surprised to hear that banks do not accept all solicitor, they must be on their panel, is this legal?
Banks tend to imposes restrictions either the type or the number of conveyancing solicitors on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Ludgershall conveyancer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.