I am looking to buy a house and need a conveyancing solicitor in Stowmarket who is on the Barclays Direct solicitor. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Barclays Direct in certain locations such as Stowmarket. We dont recommend any particular firm.
I am being told by my conveyancer that lack of right of way insurance is necessary on my purchase. What is the level of cover for Stowmarket conveyancing?
The right level of lack of right of way indemnity insurance should be dictated by who your lender. It would differ for example between Lloyds TSB Bank and The Royal Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such policies.
Are all Stowmarket Conveyancing Quality Solicitors on the Bank of Ireland conveyancing list of approved firms?
It is true that some banks and building societies now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership 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 solicitors wishing to remain on their approved list of firms.
The mortgage over my property is with Leeds Building Society for my property in Stowmarket. Conveyancing has been completed some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Leeds Building Society?
Leeds Building Society must be informed of your intention in advance of renting your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. It may be that Leeds Building Society will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Leeds Building Society directly. You need not do this via a Leeds Building Society conveyancing panel firm.
I used Arc property Solicitors a few years past for my conveyancing in Stowmarket. I now require my file but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Stowmarket of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying a new build house in Stowmarket with a loan from Nottingham Building Society. The builders would not budge the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not reveal to my solicitor about this side-deal as it may jeopardize my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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 decided to have a survey completed on a property in Stowmarket before instructing solicitors. I have been told that there is a flying freehold element to the property. Our surveyor advised that some mortgage companies will not grant a loan on a flying freehold home.
It depends who your proposed lender is. Bank of Scotland has different instructions from Nationwide. Should you wish to call us we can look into this further via 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 Stowmarket. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Stowmarket to see if the conveyancing costs will increase in light of this.
My wife and I purchased a leasehold flat in Stowmarket. Conveyancing and Nottingham Building Society mortgage organised. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1996. The conveyancing solicitor in Stowmarket who previously acted has long since retired. Do I pay?
First contact the Land Registry to make sure that the individual purporting to own the freehold is indeed the new freeholder. You do not need to incur the fees of a Stowmarket conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a ground floor flat in Stowmarket, conveyancing was carried out May 2012. How much will my lease extension cost? Corresponding properties in Stowmarket with an extended lease are worth £170,000. The ground rent is £50 invoiced annually. The lease finishes on 21st October 2103
With just 78 years unexpired we estimate the premium for your lease extension to range between £7,600 and £8,800 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.