My wife and I are intent on acquiring a ground floor flat in Millbank. My lawyer is not on the bank conveyancing list. Is it possible for me to use my Millbank conveyancing solicitor even though they are excluded from the mortgage company list of approved lawyers?
Various options include
- Proceed with your chosen Millbank lawyer but your bank will undoubtedly use a lawyer on their conveyancing panel. The net result is additional cost together with potential frustration.
- Get a new solicitor to act in the purchase, ensuring that they are on the mortgage company conveyancing panel.
- Convince your solicitor to seek to join the bank panel
My colleague advised me that where I am buying in Millbank I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Millbank conveyancing searches. It is a large document of more than thirty pages, listing and setting out significant information about Millbank around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Millbank Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful data concerning Millbank.
I'm buying my first flat in Millbank with a loan from Barclays . The builders refused to budge the price so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not inform my conveyancer about this extras as it may adversely affect my loan with Barclays . Is this normal?.
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.
In my capacity as executor for the estate of my grandfather I am selling a residence in Swansea but reside in Millbank. My lawyer (who is 300 miles from mehas requested that I sign a statutory declaration before the transaction finalising. Could you suggest a conveyancing lawyer in Millbank to attest and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are based in Millbank
Can you provide any advice for leasehold conveyancing in Millbank with the purpose of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Millbank can be avoided if you appoint lawyers as soon as you market your property and request that they start to collate the leasehold information which will be required by the purchasers’ lawyers. You believe that you know the number of years left on your lease but it would be advisable double-check by asking your conveyancers. A purchaser's lawyer will not be happy to advise their client to to exchange contracts if the remaining number of years is less than 75 years. In the circumstances it is important at an early stage that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. If you have the benefit of shareholding in the Management Company, you should make sure that you are holding the original share document. Organising a re-issued share certificate can be a lengthy formality and delays many a Millbank conveyancing deal. Where a reissued share certificate is necessary, you should approach the company director and secretary or managing agents (if relevant) for this sooner rather than later. The majority of landlords or Management Companies in Millbank levy fees for providing management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management pack can be applied for on or before finding a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most frequent cause of delay in leasehold conveyancing in Millbank. If you have had conflict with your landlord or managing agents it is essential that these are settled prior to the flat being put on the market. The purchasers and their solicitors will be nervous about purchasing a flat where there is an ongoing dispute. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as over rather than unsettled.
I have given up trying to reach an agreement for a lease extension in Millbank. Can this matter be resolved via the Leasehold Valuation Tribunal?
Absolutely. We can put you in touch with a Millbank conveyancing firm who can help.
An example of a Lease Extension decision for a Millbank flat is Flats 12A & 19, Evelyn Mansions Carlisle Place in June 2009. The Tribunal held that the price to be paid for the new lease of Flat 12A is £168,824, For the other flat the price was set at £169,110 This case affected 2 flats. The unexpired residue of the current lease was 56 years.
I require the services of a lender panel solicitor in Millbank. Can you assist?
Unfortunately it’s not apparent why you need a Millbank panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the bank to find out which solicitors in Millbank are on their panel . If you do find such a firm in Millbank not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site