I am downsizing from our home in Rainhill and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A high street Rainhill conveyancer would know this is not the case. It does beg the question why the purchasers are using a national conveyancing firm rather than a conveyancing solicitor in Rainhill. We have lived in Rainhill for six years we know of no issue. Is it a good idea to contact our local Authority to seek clarification need.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I'm purchasing a new build house in Rainhill with a loan from Bank of Scotland. The sellers refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not reveal to my conveyancer about this extras as it would put at risk my loan with the lender. Do I keep my lawyer in the dark?.
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.
How difficult is it to change solicitor as I have to retain a firm on the Barclays conveyancing panel. I hired a family conveyancing solicitor in Rainhill round the corner but the firm is not accepted by Barclays
We will our best to assist in finding you a conveyancing solicitor in Rainhill on the Barclays panel. Please note that the conveyancers that we on the directory do not pay us fee if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Rainhill. In utilising search facility on this site, you can compare costs for conveyancing solicitors in Rainhill and beyond.
My husband and I are first time buyers - had an offer accepted, yet the selling agent informed us that the seller will only move forward if we instruct their preferred solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a high street conveyancer accustomed to conveyancing in Rainhill
It is unlikely the owners are driving this. Should the owner desire ‘a quick sale', alienating a genuine purchaser is counter productive. Avoid the agents and go straight to the owners and make sure they comprehend that (a)you are genuine purchasers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)but you intend to instruct your preferred Rainhill conveyancing solicitors - as opposed tothose that will give the negotiator at the agency a kickback or hit his conveyancing figures demanded by corporate headquarters.
I've found a house that appears to meet my requirements, at a reasonable figure which is making it all the more appealing. I have since found out that it's a leasehold rather than freehold. I am assuming that there are particular concerns purchasing a leasehold house in Rainhill. Conveyancing lawyers have not yet been appointed. Will my lawyers set out the risks of buying a leasehold house in Rainhill ?
Most houses in Rainhill are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are purchasing in Rainhill so you should seriously consider looking for a Rainhill conveyancing solicitor and check that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as obtaining the freeholder’sconsent to conduct changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the property is located on an estate. Your solicitor should advise you fully on all the issues.
I own a studio flat in Rainhill, conveyancing formalities finalised 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Rainhill with an extended lease are worth £185,000. The ground rent is £65 per annum. The lease finishes on 21st October 2086
With 60 years remaining on your lease we estimate the premium for your lease extension to range between £20,000 and £23,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.
I am an executor of my recently deceased parent's Will, with a house in Rainhill which will be sold. The property is unregistered at the Land Registry and I'm told that many buyers solicitors will insist that it is in place before they will move forward. What's the procedure for this?
In the circumstances you refer to it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.