I am buying a newly built flat in Pinner Green and my conveyancer is informing me that she has to the lender to disclose incentives from the seller. The Estate Agents are hassling me to sign contracts and I don't want to delay deal. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Our mortgage company has recommended solicitors on their panel based in Pinner Green but I would rather choose a conveyancing lawyer in Pinner Green local to me. Are you able to help?
It is by no means the case that all Pinner Green conveyancing practitioners are listed all lender’s conveyancing panel. Use our find an approved solicitor tool to locate a Pinner Green conveyancing solicitor on the on the lender panel.
My bid for a property was accepted at auction in Pinner Green. Conveyancing is required. What are my next steps?
Now that you have to all intents and purposes signed on the dotted line you must instruct a conveyancing lawyer as a matter of urgency as you now have a pending deadline in which to complete the purchase. Every auction property should have an associated auction pack. This will likely include evidence of title and search results. If you have purchased leasehold property the auction papers should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You should give this to your appointed conveyancing solicitor ASAP. You also need to ensure that your finances are in order to complete the transaction on the set completion date.
We had appointed solicitors locally in Pinner Green on the Lloyds solicitor panel. They have just invoiced me an additional fee for handling the Lloyds mortgage. Is this an additional conveyancing fee specified by Lloyds?
Provided it is contained in their Terms of Engagement or estimate then yes your solicitor is entitled to levy a fee for this. This charge is not dictated by Lloyds but by your Pinner Green conveyancing practitioner. Some firms on the Lloyds panel will levy ’dealing with mortgage’ fee and others do not.
Our sealed bid on a property in Pinner Green has been accepted, the sellers do however have an associated purchase. The vendors have placed an offer on a flat, but it’s not yet agreed to, and are looking at other properties in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Pinner Green. What should be my next step? At what stage should I apply for the mortgage with UBS?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx one thousand pounds, then survey, Pinner Green conveyancing search charges, etc). The first course of action is to check that your lawyer is on the UBS conveyancing panel. Regarding the subsequent stages this very much depends on the specifics of your transaction, motivation for this property and on the state of the market. During a rising market the majority of purchasers would apply for a home loan with UBS and pay for the valuation and only if it was satisfactory would they request their conveyancing practitioner to press on with the conveyancing in Pinner Green.
I am purchasing my first flat in Pinner Green with a loan from Lloyds TSB Bank. The builders would not reduce the price so I negotiated 6k of extras instead. The property agent told me not reveal to my conveyancer about the deal as it may put at risk my mortgage with Lloyds TSB 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.
As co-executor for the estate of my aunt I am selling a property in Neath but live in Pinner Green. My solicitor (approximately 300 miles awayrequires that I execute a stat dec before the transaction finalising. Can you recommend a conveyancing solicitor in Pinner Green to attest this legal document for me?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are Pinner Green based
I've recently bought a leasehold flat in Pinner Green. Do I have any liability for service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Pinner Green conveyancing firm to represent me?
in cases where there is a absentee landlord or where there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to calculate the premium.
An example of a lease Extension decision for a Pinner Green property is 25 Beechwood Avenue in November 2012. the Tribunal accordingly determined that the premium for the lease extension should be £24,353. This case affected 1 flat. The unexpired residue of the current lease was 58.19 years.