I am under pressure from the owner of a property in Westgate on Sea to sign contracts within four weeks. What can I do to expedite the buying process?
In a situation where you are under a tight deadline to sign contracts it is highly recommended that your solicitor is familiar with the area as they will have local contacts and know-how. It is even conceivable that they would have transacted otherproperties in the same road. Therefore consider using a Westgate on Sea conveyancing solicitor. Second, check that the conveyancing firm is on the member panel. It is claimed that nearly one in five of Westgate on Sea conveyancing transactions are suspended or derailed after discovering a buyer’s solicitor was not on their mortgage lender’s panel. This can often result in the conveyancing being held up by as much as 21 days. It is believed that this issue affects in the region of 100,000 home moves every year. Most Westgate on Sea conveyancing practices can not represent certain mortgage companies so do check at the outset.
We just had an offer accepted to purchase with Earl Shilton BS. I popped in 3 or 4 high street solicitors but cant to find a Westgate on Sea conveyancing firm on the Earl Shilton BS approved list. Can you help?
Please do take advantage of the find a lender approved solicitor tool on this site. Pick the building society and type Westgate on Sea or your preferred area and you will see numerous conveyancers based in Westgate on Sea or nearest you.
I am buying a property in Westgate on Sea. A rare aspect is that the roof has a solar panel. Co-operative have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Co-operative your lawyer must follow the formal instructions contained in Part 2 of UK Finance Lenders’ Handbook for Co-operative. The CML Handbook includes minimum requirements for solar panel roof-space leases, and lawyers are required to report to Co-operative where a lease fails to satisfy these conditions. The requirements relate to the installation of panels on properties countrywide and is not isolated to Westgate on Sea.
I am expecting a AIP from Skipton this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Westgate on Sea solicitors on the Skipton conveyancing panel, or is it better to go independently?
You will need to appoint Westgate on Sea solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
I have instructed a Westgate on Sea conveyancer having made sure that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Westgate on Sea postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Westgate on Sea.
Over the last few months I have been searching for a ground for flat up to £305k and found one close by in Westgate on Sea I like with a park and transport links nearby, the downside is that it's only got 52 years unexpired on the lease. There is not much else in Westgate on Sea suitable, so just wondered if I would be making a mistake purchasing a short lease?
If you require a mortgage the shortness of the lease will likely be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least twenty four months you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.
All being well we will complete the sale of our £200,000 maisonette in Westgate on Sea in six days. The landlords agents has quoted £348 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Westgate on Sea?
Westgate on Sea conveyancing on leasehold apartments ordinarily necessitates administration charges levied by landlords agents :
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Completing pre-contract enquiries
Where consent is required before sale in Westgate on Sea
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I acquired a leasehold flat in Westgate on Sea, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Westgate on Sea with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease ends on 21st October 2087
With 62 years unexpired the likely cost is going to range between £17,100 and £19,800 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.
Me and my husband have just had an offer agreed on a property and had an appointment on Wednesday with HSBC for the mortgage. They warned me that when it comes to appointing a property lawyer that if they are not on their approved panel of conveyancing practitioners then we will be subject to an an extra fee of £200. This is is due to the fact that they will then have to appoint a property lawyer to act for them as well as the one we appoint on our behalf and we assume responsibility for their invoice. I have asked HSBC to send me with a list so I can request quotes only from their approved solicitors but was told they dont have such a list to hand over. Is their an easier way of going about this?
Ask HSBC what their panel criteria is for a solicitor.Thereafter ask the property lawyer of your choice whether they meet the criteria and have they acted on mortgages for HSBC before. If the answer to those is yes, then just clarify this with HSBC. Another option is to make use of our search facility and we may be able to identify a property lawyer in Westgate on Sea on the approved list for HSBC.