I plan on acquiring property in Shillington. My Conveyancer is not listed on the mortgage company conveyancing panel. Can I still continue with my Shillington conveyancing solicitor notwithstanding that they are excluded from the lender panel?
You have a number of options available to you here
- Proceed with your existing Shillington property lawyer but your mortgage company will undoubtedly instruct a conveyancing practitioner from their approved list. The net result is additional fees together with likely delay.
- Choose a fresh conveyancer to conduct the conveyancing, ensuring that they are on the lender conveyancing panel.
- Convince your lawyer to do everything possible to join the lender’s conveyancing panel
A colleague recommended that if I am purchasing in Shillington I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Shillington conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Shillington around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Shillington Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful data regarding Shillington.
It has been 2 months since my purchase conveyancing in Shillington concluded. I have checked the Land Registry site which shows that I paid £200,000 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 residence 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 a new build house in Shillington benefiting from help to buy. The developers would not budge the amount so I negotiated 6k of additionals instead. The estate agent suggested that I not inform my conveyancer about the extras as it will jeopardize my loan with The Mortgage Works. 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.
In my capacity as executor for the will of my father I am disposing of a residence in Monmouth but live in Shillington. My solicitor (who is 260 kilometers from meneeds me to sign a stat dec prior to the transaction finalising. Can you recommend a conveyancing solicitor in Shillington to witness and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Shillington based
Due to sign contracts shortly on a studio apartment in Shillington. Conveyancing lawyers inform me that they report fully next week. What should I be looking out for?
The report on title for your leasehold conveyancing in Shillington should include some of the following:
-
specifics of the parties to the lease, for example these could be the tennant, head lessor, landlord The unexpired lease term. You should receive guidance as what happens when the lease expires, and aware of the importance of not letting the lease term falling below eighty years Setting out your rights in respect of common areas in the building.By way of example, does the lease provide for a right of way over a path or staircase? You should be told what counts as a Nuisance as far as the lease is concerned Changes to the premises
I own a garden flat in Shillington, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Shillington with an extended lease are worth £207,000. The average or mid-range amount of ground rent is £60 invoiced every year. The lease finishes on 21st October 2083
You have 57 years unexpired we estimate the price of your lease extension to be between £28,500 and £33,000 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.