We are buying a flat and need a conveyancing solicitor in Strood who is on the Virgin Money approved panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Strood.
What is the optimum way to discover of the solicitor handling my conveyancing in Strood is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Aldermore thus spending £175.00 in further legal charges.
Feel free to make the most of the search tool on this site. Pick the lender and type ‘Strood’ or your preferred area and you will be presented with numerous conveyancers offices in Strood or nearest you.
My uncle advised me that in purchasing a property in Strood there could be various restrictions preventing external changes to the property. Is this right?
There are a number of properties in Strood which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Strood should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am currently in the process of buying my council flat in Strood. I have a mortgage agreed with Nottingham. Conveyancing is new to me. 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 Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
Completion of my purchase has taken place for my property in Strood. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I'm purchasing a new build house in Strood with the aid of help to buy. The sellers would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not to tell my solicitor about this extras as it would jeopardize my loan with the lender. Do I keep my lawyer in the dark?.
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.
Can you offer any advice when it comes to appointing a Strood conveyancing firm to deal with our lease extension?
When appointing a solicitor for lease extension works (regardless if they are a Strood conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with several firms including non Strood conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be helpful:
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What are the legal fees for lease extension conveyancing? How experienced is the practice with lease extension legislation?
I purchased a leasehold flat in Strood, conveyancing having been completed in 2004. Can you work out an approximate cost of a lease extension? Equivalent properties in Strood with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 per annum. The lease comes to an end on 21st October 2080
You have 55 years unexpired we estimate the premium for your lease extension to span between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" 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 comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.
I am an executor of my recently deceased aunt’s Will, with a house in Strood which will be sold. The bungalow is unregistered at the Land Registry and I'm told that many purchasers will insist that it is done before they will proceed. What's the mechanism for this?
In the situation that you have set out it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.