My lawyer in Otford has never been on on the Bank of Ireland Conveyancing Panel. Can I still use my family solicitor notwithstanding that they are excluded from the Bank of Ireland approved list?
Your options are as follows:
- Carry on with your preferred Otford solicitors but Bank of Ireland will need to use a lawyer on their list of acceptable firms. This will inevitably rack up the overall legal charges and cause frustration.
- Choose a new practitioner to act in the purchase, obviously checking they are Bank of Ireland approved.
- Persuade your Bank of Ireland based solicitor to try to join the Bank of Ireland panel
I'm purchasing a new build house in Otford benefiting from help to buy. The builders refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not inform my solicitor about this side-deal as it would impact my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
I have been on the look out for a leasehold apartment up to £235,500 and found one near me in Otford I like with amenity areas and station in the vicinity, the downside is that it's only got 61 years unexpired on the lease. I can't really find anything else in Otford in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
Should you require a mortgage that many years may be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
My company is planning to lease a unit on the high street. Can you recommend lawyers offering no-sale-no costs for non-domestic conveyancing in Otford for under 1500k?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Otford, including the disposal and acquisition of businesses as well as simply premises. If you are looking to purchase or sell a shop, pub, restaurant, office, retail unit or a complete business we will find you the right firm. As for the charges this will depend on the structure and complexity of the deal. Please provide us with your contact information or telephone so as to enable us to provide you with comprehensive commercial conveyancing calculation.
Can you provide any top tips for leasehold conveyancing in Otford from the point of view of expediting the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Otford can be avoided if you instruct lawyers the minute your agents start marketing the property and request that they start to collate the leasehold information needed by the buyers’ solicitors. Many landlords or Management Companies in Otford charge for providing management packs for a leasehold property. You or your lawyers should discover the actual amount of the charges. The management information sought as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Otford. If you have carried out any alterations to the premises would they have required Landlord’s permission? In particular have you laid down wooden flooring? Most leases in Otford state that internal structural alterations or addition of wooden flooring calls for a licence from the Landlord approving such works. If you fail to have the paperwork in place you should not communicate with the landlord without checking with your conveyancer in the first instance. If there is a history of conflict with your freeholder or managing agents it is very important that these are resolved before the property is put on the market. The buyers and their solicitors will be concerned about purchasing a flat where there is an ongoing dispute. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is better to reveal the dispute as historic rather than unresolved.
I purchased a garden flat in Otford, conveyancing having been completed March 2012. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Otford with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 levied per year. The lease ceases on 21st October 2079
With 59 years remaining on your lease we estimate the price of your lease extension to range between £20,900 and £24,200 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.
I require the services of a mortgage company panel solicitor in Otford. Can you assist?
Unfortunately it’s not apparent why you need a Otford panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the mortgage company to find out which solicitors in Otford are on their panel . If you do find such a firm in Otford not listed please direct them to our site to list. After all the cost is only one £1 a month