Are all Stoke Gifford Conveyancing Quality Solicitors on the Skipton conveyancing list of approved practices?
It is true that some lenders now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
I have decided to exercise my right to buy my property in Stoke Gifford off the council. I have a mortgage offer with Yorkshire BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Stoke Gifford bank branch on a couple of occasions and was told it wasn't an issue and they would lend. My Stoke Gifford conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the solicitor is on the bank approved list, they must follow the CML Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Me and my brother purchased a terraced Georgian house in Stoke Gifford. Conveyancing solicitor acted for me and Lloyds TSB Bank. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Stoke Gifford and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing solicitor who carried out the work.
I am purchasing a new build house in Stoke Gifford with the aid of help to buy. The developers would not move on the price so I negotiated £7000 of additionals instead. The sale representative advised me not to tell my solicitor about this side-deal as it will adversely affect my mortgage with Skipton Building Society. 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.
Due to the advice of my in-laws I had a survey completed on a property in Stoke Gifford before appointing conveyancers. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some banks tend refuse to issue a loan on a flying freehold house.
It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. If you e-mail us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Stoke Gifford. Conveyancing may be slightly more expensive based on your lender's requirements.
I was advised by a couple of local estate agents in Stoke Gifford to choose a conveyancer using your seach tool. What’s the financial incentive for Estate Agents to promote your services rather than alternative conveyancing organisations?
We don’t give any referral fee for pointing buyers and sellers to this site. We found it would be just too difficult a fee as a client could think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
What advice can you give us when it comes to finding a Stoke Gifford conveyancing practice to carry out our lease extension conveyancing?
When appointing a conveyancer for your lease extension (regardless if they are a Stoke Gifford conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with several firms including non Stoke Gifford conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:
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What are the charges for lease extension work? What volume of lease extensions has the firm conducted in Stoke Gifford in the last twenty four months?
Leasehold Conveyancing in Stoke Gifford - A selection of Questions you should ask before buying
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How much is the annual maintenance fee and ground rent? It would be prudent to discover if the the lease includes any unreasonable restrictions in the lease. By way of example some leases prohibit pets being allowed in certain buildings in Stoke Gifford. If you like the apartmentin Stoke Gifford yet your cat can’t move with you then you have a very difficult compromise. How long is the Lease?