I am obtaining a mortgage offer from Nat West. I would like to instruct a Licensed Conveyancer in Ripon. Does the Nat West Conveyancing panel exclude Licensed Conveyancers?
The Nat West approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Can your site be used to locate a Conveyancing solicitor in Ripon even if I’m not buying or selling a house, for example if I want to buy a shop in Ripon with a loan from Britannia?
Our search tool is primarily utilised to locate residential conveyancing solicitors in Ripon but we have listed towards the bottom of this page a selection of Ripon commercial conveyancing firms. You will need to make contact with the company directly to establish if they are also authorised to represent Britannia
I note that there are debates on Chancel Insurance on online forums. Am I compelled to have this when acquiring a property in Ripon? or Apparently there is a law dating back centuries that could mean that house owners living in a parish church boundary will be compelled to contribute towards repairs to the chancel within the church. Is this a legitimate concern for conveyancing in Ripon?
Unless a prior purchase of the property completed after 12 October 2013 you may take it that lawyers conducting conveyancing in Ripon to remain recommending a chancel search and or insurance against a claim.
I'm purchasing my first flat in Ripon with a mortgage from Yorkshire Building Society. The builders refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not reveal to my solicitor about this deal as it will impact my loan with the lender. Is this normal?.
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 am looking for a flat up to £235,500 and found one round the corner in Ripon I like with amenity areas and railway links in the vicinity, however it's only got 52 years unexpired on the lease. There is not much else in Ripon suitable, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a mortgage that many years will be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.
Can you offer any advice when it comes to finding a Ripon conveyancing practice to deal with our lease extension?
When appointing a solicitor for lease extension works (regardless if they are a Ripon conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with two or three firms including non Ripon conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be of use:
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What are the costs for lease extension conveyancing? What volume of lease extensions has the firm completed in Ripon in the last year?
I bought a 1 bedroom flat in Ripon, conveyancing having been completed 5 years ago. How much will my lease extension cost? Corresponding properties in Ripon with an extended lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease terminates on 21st October 2097
You have 71 years remaining on your lease we estimate the premium for your lease extension to be between £9,500 and £11,000 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.