I am acquiring a property for cash in Mere. I have lived for the last dozen years in Mere. Conveyancing searches are exorbitant. Given that I have knowledge of the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a home loan, then all but one or two of the Mere conveyancing searches are optional. Your lawyer will 'advise', perhaps strongly, that you should have searches carried out, but he has a professional duty to take that path of guidance. One thing to bear in mind; if you are intend to dispose of the house at a future date, it will be of importance to your future purchaser what the searches determine. There are plenty of instances where houses with no practical issues can still reveal adverse search results. A good conveyancing solicitor in Mere should be able to give you some helpful advice in this regard.
We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to use their panel lawyer as I would much rather instruct a local conveyancing solicitor in Mere?
You should check but the the probability is that appoint one of their panel lawyers should you want the "fee-free" offer. Call the lender to determine if they offer you a monetary alternative. Some banks have previously offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor near Mere.
I am buying a property in Mere. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Principality be concerned?
Given that you are obtaining a mortgage with Principality your lawyer must follow the formal requirements outlined in Section 2 of UK Finance Lenders’ Handbook for Principality. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and solicitors are required to report to Principality where a lease fails to meet these conditions. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Mere.
I recently had an offer accepted on an apartment in Mere. My mortgage broker suggested a conveyancer. I paid an on account payment of £150. Not long after, the conveyancer contacted me to say that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Our sealed bid on a detached house in Mere has been agreed to, but there is a chain. The vendors have offered on a property, but it’s not yet tied up, and have viewings of other apartments booked. I have chosen a nearby conveyancing solicitor in Mere. What should be my next step? At what point do I apply for the mortgage with Leeds Building Society?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of £1k, then valuation, Mere conveyancing search fees, etc). First, you must check that your solicitor is on the Leeds Building Society conveyancing panel. As to the subsequent stages this very much depends on the circumstances of your case, attraction to this property and on the state of the market. During a hot market many home buyers will apply for a home loan with Leeds Building Society and arrange for the valuation and only if it comes back ok would they pay their lawyer to proceed with the conveyancing in Mere.
Despite weeks of looking the Title Certificate and documents to our property are lost. The conveyancers who did the conveyancing in Mere 10 years ago no longer exist. What do I do?
You no longer need to hold title official documentation to prove you own the land or premises, given that the Land Registry have everything they need in a digital format.
I'm purchasing my first flat in Mere with the aid of help to buy. The developers refused to budge the price so I negotiated £7000 of additionals instead. The property agent suggested that I not reveal to my conveyancer about the deal as it will adversely affect my loan 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.
Back In 2004, I bought a leasehold flat in Mere. Conveyancing and Aldermore mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1996. The conveyancing solicitor in Mere who acted for me is not around. Do I pay?
First make enquiries of the Land Registry to be sure that the individual claiming to own the freehold is in fact the new freeholder. It is not necessary to instruct a Mere conveyancing practitioner to do this as it can be done on-line for a few pound. 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 inherited a 2 bed flat in Mere, conveyancing having been completed 6 years ago. 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? Similar properties in Mere with a long lease are worth £192,000. The ground rent is £55 invoiced annually. The lease finishes on 21st October 2078
You have 54 years remaining on your lease the likely cost is going to span between £32,300 and £37,400 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. 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 placing reliance on this information before getting professional advice.