How up to date is your database of Sawbridgeworth solicitors on the Leeds Building Society conveyancing panel? Do Leeds Building Society send you an updated list?
Sawbridgeworth conveyancing firms themselves provide us confirmation that they are on the Leeds Building Society conveyancing panel as opposed to being supplied with a list from Leeds Building Society directly.
Having spent time reading online forums for a conveyancing solicitor in Sawbridgeworth, many say that I should instruct a CQS accredited lawyer. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to best practice conveyancing processes through the scheme protocol It includes many partnerships who handle conveyancing in Sawbridgeworth.
Do I need to pay for insurance to protect me from financial exposure to chancel repairs when purchasing a property in Sawbridgeworth?
Unless a prior purchase of the house took place after 12 October 2013 you can assume that conveyancing practitioners delivering conveyancing in Sawbridgeworth to continue to advocate a chancel search and or chancel repair liability insurance.
I'm buying a new build house in Sawbridgeworth with the aid of help to buy. The builders would not reduce the price so I negotiated £7000 of extras instead. The property agent suggested that I not disclose to my lawyer about this extras as it may impact my loan with the lender. Is this normal?.
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.
In my capacity as executor for the will of my grandmother I am disposing of a residence in Newport but I am based in Sawbridgeworth. My solicitor (who is 200 miles from merequires that I sign a stat dec before completion. Can you recommend a conveyancing lawyer in Sawbridgeworth who can attest and place their company stamp on the document?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are Sawbridgeworth based
Last December I purchased a leasehold property in Sawbridgeworth. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner 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 be sure 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 own a basement flat in Sawbridgeworth, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Sawbridgeworth with over 90 years remaining are worth £191,000. The ground rent is £55 levied per year. The lease ceases on 21st October 2074
With only 53 years unexpired we estimate the price of your lease extension to span between £27,600 and £31,800 plus costs.
The figure 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 the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.