My financial adviser says he needs my Navenby law firm’s panel reference for the Santander conveyancing panel. How do I obtain this. I have e-mailed my local Navenby office but they have not got back to me yet.
Have you tried contacting your Navenby solicitor about this?. Most Navenby law firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
The Navenby conveyancing firm handling our Navenby conveyancing has spotted a discrepancy when comparing the assumptions in the valuation survey and what is in the conveyancing documents. My solicitor informs me that he is duty bound to ensure that the bank is happy with this discrepancy and is content to go ahead. Is my solicitor’s approach correct?
Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I am buying a right to buy a flat in Navenby. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Navenby you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Navenby.
I am buying a new build house in Navenby benefiting from help to buy. The sellers refused to budge the price so I negotiated £7000 of extras instead. The sale representative suggested that I not reveal to my lawyer about this deal as it would impact my loan with the lender. Is this normal?.
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.
Estate agents have just been given the go-ahead to market my 2 bed flat in Navenby. Conveyancing is yet to be initiated, but I have just received a half-yearly service charge demand – should I leave it to the buyer to sort out?
It best that you pay the invoice as usual as all ground rent and maintenance payments will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I acquired a 1st floor flat in Navenby, conveyancing was carried out January 1997. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Navenby with a long lease are worth £265,000. The ground rent is £50 yearly. The lease expires on 21st October 2097
You have 75 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 plus professional fees.
The figure 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 detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.
My sister completed her conveyancing in Navenby in 2005. She has got married, widowed and in recent months got remarried. She now wants to the sell the Navenby property. I believe she will just be asked to provide a copy of the marriage papers to the lawyer however she is anxious it could delay the house move. Is it worth updating the Land Registry details for the property?
The is no need to update the title for the property as long as you have the proof required to show how the change of name occurred.
Any buyer’s conveyancer will check the land registry information and request evidence to prove the change of name for example marriage documentation.