The Bulwell conveyancing firm handling our Bulwell conveyancing has discovered a difference between the assumptions in the valuation survey and what is revealed within the legal papers for the property. My solicitor has advised that he must check that the bank is OK with this discrepancy and is still content to lend. Is my conveyancer’s stance correct?
Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements 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 you.
I am purchasing my first flat in Bulwell with a mortgage from Accord Mortgages Ltd. The sellers refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not disclose to my conveyancer about this side-deal as it may put at risk my loan with the lender. 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.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a quick, chain free conveyancing. Bulwell is the location of the property. What do you suggest?
Flying freeholds in Bulwell are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bulwell you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bulwell may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I have just appointed agents to market my 2 bed flat in Bulwell. Conveyancing lawyers have not yet been instructed, however I have just had a quarterly maintenance charge invoice – should I leave it to the buyer to sort out?
It best that you pay the maintenance contribution as you normally would because all rents and service invoices will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I am the registered owner of a studio flat in Bulwell, conveyancing having been completed July 2012. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Bulwell with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £45 levied per year. The lease terminates on 21st October 2087
With just 68 years unexpired we estimate the price of your lease extension to range between £9,500 and £11,000 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.
I pay a maintenance contribution for my first floor flat in Bulwell. As a result of personal circumstances I slipped behind with payments. I negotiated a clearance plan but there remains in the region of £1750 remaining to be paid.
I now wish to sell and I am worried this can hold me back if I have to pay off the amount due now. I'd like to sell up and then pay them back with the proceeds - is this practicable?
Do speak with the conveyancer carrying out your Bulwell conveyancing but it may be possible to agree for the outstanding amount to be attributed to the purchasers. The final price payable would be adjusted to reflect the amount of debt they take on. They would then pay the arrears once they are the owners.