I am hoping to receive a mortgage with Lloyds. I intend to retain the legal services of a Licensed Conveyancer in Morecambe. Does the Lloyds Solicitor panel allow for Licensed Conveyancers?
The Lloyds approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
We note that you have a post code search directory listing law firms on the Nationwide conveyancing panel. Do firms pay you a referral fee if I appoint them for our own conveyancing in Morecambe?
We are a listing service only for law firms wishing to communicate if they are on the Nationwide conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Morecambe.
I am purchasing my first flat in Morecambe with a loan from Bank of Ireland. The builders would not reduce the price so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not to tell my lawyer about the extras as it would affect my loan with the bank. 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.
In my capacity as executor for the will of my uncle I am selling a house in Swansea but reside in Morecambe. My conveyancer (approximately 260 kilometers awayneeds me to sign a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing solicitor in Morecambe to witness and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are located in Morecambe
Do you have any advice for leasehold conveyancing in Morecambe from the perspective of expediting the sale process?
- Much of the delay in leasehold conveyancing in Morecambe can be reduced if you get in touch lawyers the minute your agents start marketing the property and request that they start to collate the leasehold information which will be required by the purchasers’ solicitors. In the event that you altered the property did you need the Landlord’s consent? Have you, for example installed wooden flooring? Most leases in Morecambe state that internal structural alterations or installing wooden flooring necessitate a licence issued by the Landlord approving such alterations. Should you dont have the consents in place do not contact the landlord without checking with your solicitor in advance. Some Morecambe leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers obtain bank and professional references. The bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. If you are supposed to have a share in the Management Company, you should make sure that you are holding the original share document. Arranging a new share certificate can be a lengthy process and frustrates many a Morecambe conveyancing deal. If a duplicate share certificate is needed, you should approach the company director and secretary or managing agents (if applicable) for this sooner rather than later.
I acquired a leasehold flat in Morecambe, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Morecambe with a long lease are worth £191,000. The average or mid-range amount of ground rent is £55 yearly. The lease ends on 21st October 2078
With just 53 years remaining on your lease the likely cost is going to be between £27,600 and £31,800 plus professional fees.
The figure that we have given is 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 tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.
Is it true that a Morecambe conveyancing solicitor has court proceedings brought against them by clients for not carrying out comprehensive conveyancing investigations?
Our attention has not be brought to such a Morecambe conveyancing matter but according to a recent report, clients buying a home elsewhere in England successfully sued their conveyancer due to development plans to construct a wind farm failing to be picked up in conveyancing searches.
Where you are contemplating buying a home in Morecambe It is critical that your solicitor purchase all Morecambe conveyancing searches needed making sure that you have accurate and up to date information ahead of buying a home in Morecambe.