What is the difference between a licensed conveyancer and conveyancing solicitor in Albrighton

Two types of professional can execute conveyancing in Albrighton namely licenced conveyancers or solicitors. The two can provide the legal services that required to complete the sale or acquisition of property. Both are duty bound to perform Albrighton conveyancing on similar standards and guidelines so you can be safe in the knowledge that your conveyancing will be properly administered and that the requisite procedures should be correctly attended to.

Are all Albrighton Conveyancing Quality Solicitors on the Principality conveyancing panel?

Some major banks and building societies now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.

I have instructed a Albrighton conveyancing practitioner having checked that they are on the Coventry BS conveyancing panel. Does my lawyer arrange the survey of the property?

Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS 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. You may wish to consider appointing your own Albrighton surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I'm buying a new build house in Albrighton benefiting from help to buy. The developers refused to move on the amount so I negotiated 6k of extras instead. The sale representative suggested that I not reveal to my lawyer about this side-deal as it would adversely affect my mortgage 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.

I'm remortgaging my primary house to a BTL loan with Norwich and Peterborough Building Society and intend to use the remaining equity towards another house. The location we are looking at is Albrighton. Will your conveyancers be able to act for both sets of mortgage companies and link together the transactions?

Do use our comparison tool on this page to check that the solicitors are on the appropriate lender panels. Assuming that they are the conveyancer will be able to tie up the two deals but you should have a chat with you lawyer and communicate your desired outcome and requirements.

I've recently bought a leasehold house in Albrighton. Do I have any liability for 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 garden flat in Albrighton, conveyancing having been completed August 2008. How much will my lease extension cost? Corresponding properties in Albrighton with over 90 years remaining are worth £197,000. The ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2079

You have 55 years remaining on your lease we estimate the price of your lease extension to range between £31,400 and £36,200 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. 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. Please do not take any other action based on this information without first getting professional advice.

Is there a reason that Albrighton conveyancing costs are more expensive for leasehold and freehold properties?

There is always increased work involved for leasehold conveyancing. Albrighton has many leasehold properties. There is more paperwork involved in the purchase: for example, the lease and leasehold information (including up to date service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.