We note that you have a post code search directory identifying firms on the RBS conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in Telford?
We are a listing service only for law firms wishing to communicate if they are on the RBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Telford.
Do commercial conveyancing searches reveal planned roadworks that could affect a commercial site in Telford?
Its becoming the norm that commercial conveyancing solicitors in Telford will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Telford. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Telford.
For every commercial conveyancing transaction in Telford it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Telford commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Telford.
I'm purchasing a new build house in Telford with a mortgage from Accord Mortgages Ltd. The developers would not move on the amount so I negotiated £7000 of extras instead. The estate agent advised me not inform my solicitor about this extras as it could impact my mortgage with the lender. Is this normal?.
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 opted to have a survey completed on a house in Telford before appointing conveyancers. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some banks tend refuse to give a loan on a flying freehold premises.
It varies from the lender to lender. Santander has different requirements for example to Halifax. Should you wish to telephone us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Telford. Conveyancing may be slightly more expensive based on your lender's requirements.
I am tempted by the attractive purchase price for a two flats in Telford which have approximately forty five years remaining on the lease term. should I be concerned?
A lease is a legal document that entitles you to use the property for a period of time. As the lease gets shorter the saleability of the lease decreases and it becomes more expensive to extend the lease. This is why it is advisable to increase the term of the lease. Sometimes it is difficulties arise selling premises with a short lease because mortgage companies less inclined to grant a loan on such properties. Lease enfranchisement can be a difficult process. We advise that you seek professional assistance from a solicitor and surveyor with experience in this area.
I am the registered owner of a 2 bed flat in Telford, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Telford with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 levied per year. The lease runs out on 21st October 2080
With 55 years remaining on your lease we estimate the premium for your lease extension to range between £31,400 and £36,200 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.
Estate agents have just been given the go-ahead to market my 2 bed apartment in Telford.Conveyancing has not commenced however I have just received a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should clear the invoice as normal given that all ground rent and maintenance charges should be apportionedas part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially