My wife and I are intent on buying an apartment in Seaton. My Conveyancer is not listed on the lender conveyancing panel. Can I still appoint my Seaton conveyancing solicitor notwithstanding that they are excluded from the mortgage company approved list?
You will need to appoint a lawyer to deal with the formalities if you take out a loan to buy your property. They will conduct all the appropriate investigations on the property, make sure that you will be properly registered as the owner and ensure that all the necessary mortgage paperwork is in order. One can appoint a Seaton lawyer of your choice. Nevertheless, if the conveyancer appointed is not on the mortgage company approved list supplemental costs will arise as separate legal representation will be required by them. Conveyancing panel applications may be submitted, so where your lawyer has not historically applied for membership they should take the opportunity to apply.
Me and my partner are buying a house in Seaton. I might seem paranoid but how we can trust a lawyer? At some point we have to send funds into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Seaton?
There are two types of lawyers who can perform conveyancing in Seaton namely licenced conveyancers or solicitors. The two can administer the legal services that you need to complete the sale or acquisition of property. They are both required to perform Seaton conveyancing on similar quality and guidelines so you may be sure that your conveyancing will be properly administered and that the necessary procedures will be accurately taken.
We are getting a further advance on our mortgage from Lloyds as we intend to carry out improvements to our home in Seaton. Do we need to appoint a local Seaton solicitor on the Lloyds conveyancing panel to deal with the legals?
Lloyds don't usually require a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds panel.
Do I need to take out insurance to cover chancel repairs when buying a house in Seaton?
Unless a prior purchase of the premises completed post 12 October 2013 you may assume that conveyancing practitioners carrying out conveyancing in Seaton to continue to advocate a chancel search and or chancel repair liability insurance.
I'm purchasing a new build house in Seaton with a loan from Chelsea Building Society. The builders would not move on the price so I negotiated 6k of extras instead. The property agent advised me not inform my lawyer about the deal as it may impact my loan with the bank. Should I keep quiet?.
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.
My company is wishing to lease a unit on a shopping parade. Can you recommend lawyers offering fixed fees for commercial conveyancing in Seaton for less than 1500k?
We can recommend firms who have well rounded knowledge of commercial conveyancing in Seaton, including the sale and acquisition of businesses as well as simply property. Whether you are intending to purchase or sell a shop, pub, restaurant, office, retail unit or a whole business we can put you in touch with the right solicitor. As for the fees these will vary based on the structure and heads of terms of the proposed transaction. Please provide us with your contact information or call us so that we can provide you with comprehensive commercial conveyancing quote.
I am employed by a busy estate agent office in Seaton where we have witnessed a few leasehold sales derailed due to short leases. I have received contradictory information from local Seaton conveyancing solicitors. Please can you shed some light as to whether the vendor of a flat can instigate the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I invested in buying a studio flat in Seaton, 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? Equivalent flats in Seaton with a long lease are worth £191,000. The ground rent is £55 invoiced annually. The lease finishes on 21st October 2078
With 53 years remaining on your lease 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 cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.