My mortgage broker requires my St Annes solicitor’s panel reference for the Lloyds conveyancing panel. What is the best way to find this out. I have tried my local St Annes branch but they cant find it on their system.
You are best placed to get this information from your St Annes conveyancer . Most St Annes conveyancing firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
My bid for a property was accepted at auction in St Annes. Conveyancing is required. What is next?
Having legally committed yourself to purchase you will need to hire the services of a conveyancing practitioner as a matter of priority as you now have a fast approaching deadline in which to complete the transaction. An auction property will ordinarily have a corresponding legal pack. This will likely include most,if not all of the documents that your conveyancer will need. In the case of leasehold premises the legal papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to a leasehold property. You should pass this on to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that your finances are organised to complete the transaction on the set completion date.
I had a mortgage agreed in principle with Barclays. St Annes conveyancing lawyers have been instructed. What is the average time that one could expect to receive a mortgage offer from Barclays?
Some lenders take longer than others. Have Barclays done the survey? Have you informed Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am due to exchange contracts on my house. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, HSBC are being pedantic. The St Annes solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Various web forums that I have frequented warn that are the primary reason for hinderance in St Annes house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of slowing down conveyancing in St Annes.
I am purchasing my first flat in St Annes with the aid of help to buy. The developers refused to budge the amount so I negotiated 6k of extras instead. The estate agent advised me not inform my solicitor about this extras as it will jeopardize my loan with Birmingham Midshires. 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.
I have been on the look out for a leasehold apartment up to £235,500 and identified one near me in St Annes I like with amenity areas and station nearby, the downside is that it only has 52 years unexpired on the lease. There is not much else in St Annes in this price bracket, so just wondered if I would be making a mistake buying a short lease?
If you require a home loan the remaining unexpired lease term will likely be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this.
I own a leasehold flat in St Annes. Conveyancing and Skipton Building Society mortgage are in place. I have received a letter from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in St Annes who acted for me is not around. What should I do?
First contact the Land Registry to make sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. There is no need to instruct a St Annes conveyancing lawyer to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I purchased a ground floor flat in St Annes, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in St Annes with a long lease are worth £211,000. The ground rent is £45 invoiced every year. The lease ends on 21st October 2093
With just 67 years unexpired we estimate the price of your lease extension to be between £10,500 and £12,000 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. You should 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. Neither should you move forward placing reliance on this information before getting professional advice.