My financial adviser requires my Sheerness solicitor’s panel member for the Nat West conveyancing panel. Can you suggest how I find this out. I have contacted my local Sheerness branch but they have not got back to me yet.
The sensible thing to do is ask for this information from your Sheerness conveyancing practitioner . They keep a central record lender panel numbers.
AssumingI was to acquire a straightforward housein Sheerness for cash and dispense with a survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Sheerness?
Any savings you would make would be limited to the disbursement for searches. The property lawyer is required to do the vast majority of work - money laundering, communicating with the vendors solicitor, SDLT return, register the property etc. A marginal saving might be made by not needing to register a mortgage however it won't be a lot.
Does a directory service exist listing Virgin Money panel conveyancers in Sheerness on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. Very few lending institutions make their panel listings visible online. Where you are seeking to appoint a Sheerness solicitor on the Virgin Money please make the most of our tool.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Sheerness solicitor on the Co-operative panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
Planning on purchasing a house in Sheerness. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Sheerness solicitor is on the Virgin Money conveyancing panel.
It has been 2 months following my purchase conveyancing in Sheerness took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm buying my first flat in Sheerness with a mortgage from Aldermore. The sellers refused to budge the amount so I negotiated £7000 of extras instead. The property agent advised me not disclose to my conveyancer about the deal as it will adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
There are only 68 years unexpired on my flat in Sheerness. I need to extend my lease but my freeholder is missing. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to prove that you or your lawyers have used your best endeavours to locate the lessor. In some cases a specialist would be helpful to conduct investigations and to produce a report to be accepted by the court as evidence that the landlord can not be located. It is wise to seek advice from a conveyancer both on investigating the landlord’s disappearance and the vesting order request to the County Court covering Sheerness.
I purchased a basement flat in Sheerness, conveyancing formalities finalised in 1996. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Sheerness with an extended lease are worth £191,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease terminates on 21st October 2078
With only 54 years unexpired we estimate the price of your lease extension to range between £31,400 and £36,200 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.