When does exchange of contracts occur in residential conveyancing in Ware and do I need to attend the lawyers office?
Where you are near to our conveyancing solicitors in Ware you are welcome to come in to sign contracts. That being said, the lender approved solicitors we work with supply a nationwide conveyancing service and provide just as diligent and professional a job for you when dealing with you by post or email. The signing of the contract is not the point of no return. Signing on the dotted line simply enables the solicitor to exchange contracts at the appropriate time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Ware)to be in the office available at the end of the phone to exchange contracts.
I am buying my first flat in Ware with the aid of help to buy. The developers refused to budge the amount so I negotiated £7000 of additionals instead. The estate agent advised me not inform my solicitor about the side-deal as it may jeopardize my loan with the lender. 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.
Due to the advice of my in-laws I had a survey completed on a property in Ware in advance of appointing conveyancers. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies may refuse to grant a loan on such a house.
It varies from the lender to lender. Santander has different requirements for example to Halifax. If you e-mail us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ware. Conveyancing may be slightly more expensive based on your lender's requirements.
My husband and I are 18 days into a freehold purchase having been recommend to a firm by the local agent to do our conveyancing in Ware. I am am extremely disappointed with the level of service. Can you help me find new lawyers?
They would need to be really poor in order to consider replacing them. Has the mortgage offer been generated? If so you need to advise them of the new contact details and have the mortgage documents are re-issued. Your new solicitor ideally needs to be on the lenders approved list to avoid escalating fees and frustration. So that should be your starting point. The search tool should assist you in finding a bank approved conveyancer for your conveyancing in Ware
I've recently bought a leasehold house in Ware. Am I liable to pay service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I purchased a ground floor flat in Ware, conveyancing formalities finalised 5 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Ware with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease ends on 21st October 2084
With 60 years unexpired we estimate the price of your lease extension to span between £20,000 and £23,000 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.
What type of premises does your Ware conveyancing quotes apply to?
The quotes issued are only relevant to standard domestic property in England & Wales. If you have any different requirements for instance industrial or agricultural land or commercial conveyancing in Ware please contact us to discuss your requirements .