I do hope you can assist me. My Symonds Yat solicitor is informing me me that he is legally obliged toorder Symonds Yat conveyancing searches stemming from the fact thatthe firm are on the HSBCconveyancing panel. These Symonds Yat checks cost a lot of money can this be avoided?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Symonds Yat conveyancing searches.
My uncle passed away last year and as sole heir and executor I was left the house in Symonds Yat. The house had a relatively small loan remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this possible?
Where you plan to re-mortgage then Virgin Money will require that you use a conveyancer on the Virgin Money conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Virgin Money conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Virgin Money mortgage is registered as a charge at the Land Registry.
I am downsizing from our home in Symonds Yat and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Symonds Yat lawyer would know this is not the case. It does beg the question why the buyers instructed a web based conveyancing outfit rather than a conveyancing solicitor in Symonds Yat. Having lived in Symonds Yat for 5 years we know that this is a non issue. Do we contact our local Authority to seek clarification that the buyers are looking for.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I am purchasing my first flat in Symonds Yat with the aid of help to buy. The developers refused to budge the price so I negotiated £7000 of extras instead. The house builders rep told me not disclose to my solicitor about the extras as it would impact my mortgage 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.
I own a leasehold house in Symonds Yat. Conveyancing and The Mortgage Works mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing practitioner in Symonds Yat who acted for me is not around. Do I pay?
The first thing you should do is contact the Land Registry to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Symonds Yat conveyancing lawyer to do this as it can be done on-line for a few pound. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Symonds Yat Leasehold Conveyancing - Examples of Questions you should consider Prior to buying
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Where a Symonds Yat lease has fewer than 80 years it will have adverse implications on the salability of the apartment. It is worth checking with your mortgage company that they are willing to lend given the lease term. Leases with less than 80 years remaining means that you will probably need a lease extension at some point and you need to have some idea of how much this would cost. For most Symonds Yatlease extensions you will need to own the premises for 24 months before you are eligible to carry out a lease extension. Who are the managing agents? This information is important as a) areas could cause problems in the building as the common areas may start to deteriorate if maintenance remain unpaid b) if the leaseholders have a dispute with the running of the building you will need to have complete disclosure
I have recently had an offer accepted on a leasehold flat in Symonds Yat and the mortgage adviser that we are dealing with suggested his property lawyer. They quoted £800 plus VAT and disbursements. Does this sound expensive?
You should not rely on a single estimate. One should obtain like-for-like quotes for your conveyancing in Symonds Yat. Then pick one that you are comfortable with and just as important, is on the approved list of the mortgage company that you are sourcing your mortgage from.