My financial adviser requires my Wedmore lawyer’ panel member for the Santander conveyancing panel. Can you suggest how I discover this. I have contacted my local Wedmore office but they don't know it.
The sensible thing to do is ask for this information from your Wedmore conveyancer . Most Wedmore conveyancing firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
We just had an offer accepted to purchase with Norwich and Peterborough Building Society. I called into a few high street solicitors but am struggling to find a Wedmore conveyancing firm on the Norwich and Peterborough Building Society panel. Could you assist?
Feel free to make use of the find a lender approved solicitor tool on this site. Pick the building society and type Wedmore or your preferred area and you will be presented with a number of lawyer based in Wedmore or near you.
I have justfound out that Stirling Law have been shut down. They conducted my conveyancing in Wedmore for a purchase of a leasehold flat 18 months ago. How can I check that the property is not still registered in the name of the previous owner?
The easiest way to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Wedmore conveyancing specialists.
I am buying a new build house in Wedmore benefiting from help to buy. The builders refused to budge the price so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not to tell my conveyancer about the extras as it may adversely affect my loan with Barnsley Building Society. 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.
Am I better off to appoint a Wedmore conveyancing practitioner based in the vicinity that I am purchasing? An old friend can execute the legal work but his firm is located 300miles away.
The primary upside of using a high street Wedmore conveyancing practice is that you can attend the office to execute paperwork, deliver your ID and apply pressure on them if necessary. Having local Wedmore know how is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and on the whole were happy that must outweigh using an unfamiliar Wedmore conveyancing solicitor solely due to them being based in the area.
Do you have any advice for leasehold conveyancing in Wedmore with the aim of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Wedmore can be reduced if you appoint lawyers as soon as your agents start marketing the property and ask them to put together the leasehold documentation which will be required by the purchasers’ representatives. Some Wedmore leases require Licence to Assign from the landlord. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain bank and professional references. The bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. In the event that you altered the property did you need the Landlord’s permission? In particular have you laid down wooden flooring? Wedmore leases often stipulate that internal structural alterations or installing wooden flooring necessitate a licence from the Landlord approving such alterations. If you dont have the paperwork to hand you should not communicate with the landlord without checking with your solicitor in advance. If there is a history of conflict with your landlord or managing agents it is very important that these are resolved before the property is put on the market. The purchasers and their solicitors will be concerned about purchasing a flat where there is a current dispute. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over rather than unresolved.
I own a 1 bedroom flat in Wedmore, conveyancing was carried out April 2008. How much will my lease extension cost? Comparable properties in Wedmore with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 per annum. The lease finishes on 21st October 2099
You have 74 years left to run we estimate the price of your lease extension to range between £8,600 and £9,800 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.