I was informed yesterday by my IFA that my Willen solicitor is not on the bank Conveyancing panel. How can I check?
The best course of action for you to take is to contact your Willen conveyancer. You lawyer should advise you what has happened. If they are not on the panel they may recommend you to a Willen conveyancing practice that is on the approved list of lawyers for your bank.
Can you vouch for a Platform Home Loans Ltd accepted Willen conveyancing lawyer who can have us moved in within less than a month? Am I best advised to unstruct a local Willen firm or an internet firm?
We would be happy to suggest some excellent Willen conveyancing firms. Another option is to visit the main road in Willen. Approach some well established firms and ask to speak with a conveyancing solicitor for a quote. Mention your requirements together with your reasons and ask for a commitment on your deadline. Appoint the one that you trust.
I am assisting my niece sell her flat in Willen. Will the conveyancer commission an energy assessment or it is for me to coordinate?
After the demise of Home Packs, EPC’s was retained a mandatory element of selling a property. An EPC needs to be commissioned prior to the property being put on the market. It is not something that law firms normally organise. Where you are using a Willen conveyancing solicitor they may be willing to arrange energy performance certificates due to their contacts with long established Willen providers
I had a mortgage agreed in principle with Santander. Willen conveyancing practitioners have been selected. How long does it take for Santander to send the offer to the solicitor?
Some lenders take longer than others. Have Santander done the survey? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Willen bank branch on numerous occasions and was told they are content with the situation and they would lend. My Willen conveyancing solicitor - who is on the lender conveyancing panel- called and was told they would not lend in accordance with their published requirements. Who do I believe?
Your property lawyer must comply with the Council of Mortgage Lenders’ Handbook section two provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am purchasing a new build house in Willen with a loan from Santander. The developers refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not inform my lawyer about this deal as it will impact my mortgage with the bank. 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.
I have been sourcing a conveyancing practitioner in Willen for my house move. Is it possible to review a solicitor's complaints history with the legal regulator?
You may find presented Solicitor Regulator Association (SRA) decisions stemming from investigations started on or after Jan 2008. Visit Check a solicitor's record. To find information Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator sometimes recorded call for training reasons.
Back In 2007, I bought a leasehold flat in Willen. Conveyancing and Birmingham Midshires mortgage are in place. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1996. The conveyancing solicitor in Willen who previously acted has long since retired. What should I do?
The first thing you should do is make enquiries of the Land Registry to make sure that this person is in fact the new freeholder. It is not necessary to instruct a Willen conveyancing solicitor to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a garden flat in Willen, conveyancing having been completed in 2006. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Willen with a long lease are worth £260,000. The average or mid-range amount of ground rent is £45 levied per year. The lease finishes on 21st October 2098
With 74 years remaining on your lease we estimate the price of your lease extension to range between £8,600 and £9,800 as well as professional fees.
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 comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.