I am not well enough to travel far from Cuffley. What is the rationale as to why all Cuffley conveyancers aren't included on all lender panels?
Even though it may seem unfair for mortgage companies to limit who can act for them, from the public’s or lawyer’s point of view, the flip side is that lenders are increasingly anxious and regard it essential to defend themselves from mortgage fraud. As a consequence of this concern banks have reduced their panel of approved conveyancing lawyers to a size that they are happy to control.
When it comes to lenders such as HSBC, do Cuffley conveyancing practitioners face a fee to be on the conveyancing panel?
We are not aware of any bank fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
We had chosen conveyancing lawyers with offices in Cuffley on the RBS solicitor panel. They are now charging me an additional fee for dealing with the RBS mortgage. Is this an additional conveyancing fee specified by RBS?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancing practitioner can levy a fee for this. This fee is not dictated by RBS but by your Cuffley conveyancer. Plenty of firms on the RBS panel will levy an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.
I am expecting a DIP from Clydesdale this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Clydesdale recommend any Cuffley solicitors on the Clydesdale conveyancing panel, or is it better to go independently?
You will need to appoint Cuffley solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
I have been on the look out for a ground for flat up to £195,000 and found one round the corner in Cuffley I like with amenity areas and station nearby, the downside is that it only has 49 years unexpired on the lease. There is not much else in Cuffley suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a home loan the shortness of the lease will likely be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
I’m about to sell my ground floor flat in Cuffley. Conveyancing solicitors are to be appointed soon, however I have recently had a quarterly maintenance charge demand – what should I do?
The sensible thing to do is clear the maintenance contribution as you normally would as all rents and maintenance invoices should be allotted on completion, so you will be reimbursed by the purchaser 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.
Leasehold Conveyancing in Cuffley - Sample of Questions you should consider before buying
It would be wise to discover as much as you can concerning the company managing the building as they will affect your use and enjoyment of the property. As the owner of a leasehold property you will be at the mercy of the managing agents from a financial perspective and when it comes to day to day issues like the upkeep of the communal areas. Don't be shy to ask prospective neighbours whether they are happy with their service. On a final note, investigate as to the dates that you are obliged pay the maintenance charge to the managing agents and precisely how they are spending the funds. On the whole the outlay for major works are not included within service charges, albeit that a few managing agents in Cuffley ask tenants to pay into a reserve fund and this is used to offset against major works.
Our mortgage broker has suggested using their conveyancing practitioner for the conveyancing in Cuffley - won’t it be advisable to just use them?
It is worth checking if the estate agent is recommending a lawyer or introducing to a solicitor. There are plenty of Cuffley estate agents who recommend two or three Cuffley conveyancing firms and get nothing from it.