The Abergele conveyancing firm handling our Abergele conveyancing has identified a discrepancy when comparing the information in the valuation survey and what is in the title deeds. My lawyer has advised that he is obliged to ensure that the bank is OK with this discrepancy and is still content to lend. Is my conveyancer’s approach legitimate?
Your solicitor must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Is it necessary during the course of the conveyancing process to visit the offices of the solicitor to execute the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Abergele so that I can pop in to their offices when needed.
Nowadays conveyancing panel lawyers for lenders undertake the vast majority of work via Royal Mail, e-mail or over phone calls. This means that they can undertake the legal work for your home move no matter where you live in the country. However you should see if you can still book an appointment to visit conveyancing lawyer if you prefer.
I am buying my first flat in Abergele with a mortgage from Godiva Mortgages Ltd. The builders refused to budge the price so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not inform my lawyer about this side-deal as it would affect my mortgage with Godiva Mortgages Ltd. 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 was advised by numerous selling agents in Abergele to select a conveyancer using your seach tool. Is there a financial incentive for Estate Agents to market your lawyers over alternative conveyancing organisations?
We don’t give any commission for directing people our way. We thought it would be too underhand a fee because a client could think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
What advice can you give us when it comes to choosing a Abergele conveyancing practice to carry out our lease extension conveyancing?
When appointing a solicitor for lease extension works (regardless if they are a Abergele conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you speak with several firms including non Abergele conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:
How experienced is the practice with lease extension legislation? What are the charges for lease extension work?
I inherited a leasehold flat in Abergele, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Abergele with a long lease are worth £207,000. The ground rent is £60 invoiced annually. The lease ends on 21st October 2079
With 57 years unexpired we estimate the price of your lease extension to range between £28,500 and £33,000 as well as legals.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more 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 considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.