Is the fact that my solicitor in Wantage is not on my bank's conveyancing panel that there is a problem with the quality of his work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Wantage conveyancing firm and enquire why they are no longer on the approved list for your lender.
I had intended to instruct a conveyancing solicitor in Wantage for our house purchase. Our broker informed us that our mortgage company Chelsea Building Society won't deal with them. Why is this not regarded as unduly restrictive?
A mortgage company can direct that an approved solicitor act for it. You would be liable to meet the cost of this. Please make use of our search facility to select a solicitor to conduct conveyancing in Wantage on the Chelsea Building Society approved list of solicitors.
I need some fast conveyancing in Wantage as I am faced with a deadline to sign on the dotted line within 4 weeks. Thankfully I do not need a mortgage. Can I escape the need for conveyancing searches to save money and time?
As you are are a mortgage free buyer you have the choice not to have searches conducted although no solicitor would advise that you don't. With lots of history conveyancing in Wantage the following are examples of issues that can show up and therefore impact market value: Enforcement Notices, Outstanding Fees, Overdue Grants, Road Schemes,...
I'm buying a new build house in Wantage with the aid of help to buy. The sellers refused to move on the price so I negotiated £7000 of additionals instead. The sale representative told me not to tell my conveyancer about this extras as it could jeopardize my mortgage with the lender. Should I keep quiet?.
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.
What does commercial conveyancing in Wantage cover?
Non domestic conveyancing in Wantage incorporates a wide range of guidance, supplied by regulated solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
I have just appointed agents to market my ground floor apartment in Wantage. Conveyancing solicitors are to be appointed soon, however I have just received a yearly service charge demand – what should I do?
It best that you discharge the invoice as normal given that all rents and maintenance payments should be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents 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.
I purchased a studio flat in Wantage, 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 Wantage with over 90 years remaining are worth £202,000. The ground rent is £60 levied per year. The lease finishes on 21st October 2082
With just 57 years unexpired we estimate the price of your lease extension to span between £28,500 and £33,000 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.