I require conveyancing for a flat in a fairly new development (6 years old) in West Malling. The vast majority the appartments have already been occupied. Is it really necessary to order local searches as part of conveyancing in West Malling?
If you are purchasing a property with the assistance of a loan, your mortgage company will require some (many) of the searches so you'll have no choice. If not, then West Malling conveyancing searches are optional. No doubt your conveyancer, will 'advise', perhaps in the strongest possible terms, that you should have the searches done, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to switch to an alternative solicitor for your conveyancing in West Malling.
My wife and I have recently appointed a conveyancing solicitor in West Malling. I need to find out if they are on the Barnsley Building Society conveyancing panel. Could you assist?
The first thing you should do is call the solicitor and enquire if they are on the lender panel. Alternatively please call Barnsley Building Society who may be able to assist.
I happen to be the only beneficiary of my late father’s will and I have everything in my name now, including the house in West Malling. The West Malling property was put into my name in August. I want to move. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership will be treated the same way as though I had purchased the property in August. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How practical a view mortgage companies take of it, depend on the bank as this requirement is principally there to capture the purchase and immediately sell or the wholesaling and assigning of property.
Is there a list of Principality panel solicitors in West Malling on the Building Society Association’s Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. A small selection of lenders make their panel listings visible online. Where you are in need of a West Malling solicitor on the Principality please make the most of our tool.
I had a mortgage agreed in principle with Principality. West Malling conveyancing solicitors are chosen. How long does it take for Principality to send the offer to the conveyancing practitioner?
Some lenders take longer than others. Have Principality conducted the survey? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I'm purchasing a new build house in West Malling with the aid of help to buy. The builders would not move on the amount so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not reveal to my conveyancer about this deal as it will adversely affect my mortgage with Yorkshire Building Society. 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.
My cousin has suggested that I instruct his lawyers for conveyancing in West Malling. Should I use them?
There are no two ways about it the best way to find a conveyancing solicitor is to get feedback from friends or family who have actually experience in using the conveyancer you're contemplating using.
My wife and I purchased a leasehold house in West Malling. Conveyancing and The Mortgage Works mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1997. The conveyancing practitioner in West Malling who previously acted has now retired. Any advice?
First contact HMLR to make sure that this person is in fact the registered owner of the freehold reversion. There is no need to incur the fees of a West Malling conveyancing lawyer to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I bought a studio flat in West Malling, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in West Malling with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 per annum. The lease ends on 21st October 2079
With 54 years remaining on your lease we estimate the premium for your lease extension to be between £32,300 and £37,400 plus legals.
The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.