I am in need of a conveyancer. Do I opt for an internet conveyancer as opposed to a high street Ascot conveyancing lawyer?
Established third party connections is an important consideration when choosing conveyancing solicitors. Ascot law firms benefit from connections with mortgage brokers and agents, local authorities, valuers and other conveyancing firms meaning you will move in shortest possible time. Having vast intelligence of the local area also helps too.
We are due to move house in November. Does my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you put forward a removal company in Ascot. Conveyancing solicitor was chosen before I stumbled across your page.
On the afternoon of completion you can collect the house keys from your estate agent however this can only be done when the previous owners lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be passed over. Subsequently you will need to advise the removal company that they can start moving you in. We do not suggest a specific removal company but can help you choose a residential property solicitor in Ascot or a firm that specialises in conveyancing in Ascot.
My partner and I have organised the release of further funds on our mortgage from Aldermore as we wish to carry out alterations to our house in Ascot. Do we need to choose a high street Ascot solicitor on the Aldermore conveyancing panel to deal with the paperwork?
Aldermore would not normally require firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore panel.
I can not fathom if my lender requires a lease extension. I have called into my local Ascot bank branch on various occasions and was told they are content with the situation and they would lend. My Ascot conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend based on their specific requirements. Who do I believe?
Your lawyer must comply with the Council of Mortgage Lenders’ Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 left on the lease.
I am buying a new build house in Ascot with a loan from Barclays . The sellers refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not inform my solicitor about the extras as it would adversely affect my loan with Barclays . Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
We're first time buyers - agreed a price, but the property agent told us that the owners will only proceed if we instruct the agent's recommended conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Ascot
It is unlikely the vendors are driving this. If they want ‘a quick sale', taking such a hostile approach to a genuine purchaser is not the way to achieve this. Speak to the owners direct and make sure they comprehend that (a)you are serious purchasers (b)you are excited to move forward, with finances arranged © you are chain free (d) you wish to move quickly (e)but you are going to appoint your own,trusted Ascot conveyancing firm - not the ones that will earn the negotiator at the agency a referral fee or achieve conveyancing thresholds set by corporate headquarters.
I am employed by a busy estate agent office in Ascot where we have witnessed a few flat sales derailed due to leases having less than 80 years remaining. I have been given conflicting advice from local Ascot conveyancing firms. Please can you confirm whether the owner of a flat can initiate the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I invested in buying a garden flat in Ascot, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Corresponding flats in Ascot with an extended lease are worth £227,000. The ground rent is £50 per annum. The lease finishes on 21st October 2093
With 72 years remaining on your lease we estimate the price of your lease extension to span between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should 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 you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.