As someone with no idea as to the Quedgeley conveyancing process what’s the number one tip you can impart concerning the legal transfer of property in Quedgeley
You may not hear this from too many lawyers but conveyancing in Quedgeley and elsewhere in England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there is an abundance of room for conflict between you and other parties involved in the ownership transfer. For instance, the seller, estate agent and on occasion your lender. Choosing a law firm for your conveyancing in Quedgeley should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the transaction whose interest is to protect your best interests and to keep you safe.
On occasion a third party with a vested interest may try and convince you that you should follow their advice. For instance, the estate agent may claim to be assisting by claiming that your solicitor is slow. Or your mortgage broker may try to convince you to do take action that is contrary to your solicitors guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
I'm buying my first flat in Quedgeley benefiting from help to buy. The developers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not reveal to my lawyer about the side-deal as it will put at risk my mortgage with the lender. 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.
I decided to have a survey carried out on a house in Quedgeley ahead of appointing solicitors. I have been advised that there is a flying freehold element to the property. My surveyor advised that some lenders will not give a mortgage on such a premises.
It depends who your proposed lender is. Santander has different instructions from Halifax. Should you wish to telephone us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Quedgeley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Quedgeley to see if the conveyancing costs will increase in light of this.
I need to instruct a conveyancing lawyer in Quedgeley for my house move. Is there any facility to check a firm’s record with the legal regulator?
Members of the public may read published Solicitor Regulator Association (SRA) decisions resulting from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator may recorded telephone calls for training requirements.
Back In 2002, I bought a leasehold house in Quedgeley. Conveyancing and Nottingham Building Society mortgage are in place. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Quedgeley who acted for me is not around. Do I pay?
The first thing you should do is contact the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. You do not need to instruct a Quedgeley conveyancing practitioner to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I acquired a leasehold flat in Quedgeley, conveyancing having been completed in 2003. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Quedgeley with a long lease are worth £180,000. The ground rent is £65 invoiced annually. The lease expires on 21st October 2084
With just 59 years left to run we estimate the premium for your lease extension to range between £20,900 and £24,200 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information 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 without first seeking the advice of a professional.
My 20yr old son is embarking on her first house purchase, he had his mortgage in principle. When the seller agreed the offer on the house we called the mortgage company to progress the mortgage application. We were disappointed to discover that mortgage companies do not accept all conveyancer, they need to be on their approved list, is this right?
Banks ordinarily imposes restrictions either the type or the number of conveyancing firms on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Quedgeley solicitor on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.