I am expecting a mortgage offer from Santander. I hope to employ the services of a Licensed Conveyancer in Dingle. Does the Santander Conveyancing panel exclude conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
I'm purchasing a new build house in Dingle benefiting from help to buy. The developers would not reduce the amount so I negotiated 6k of extras instead. The house builders rep suggested that I not inform my solicitor about the side-deal as it may adversely affect my loan with Godiva Mortgages Ltd. 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.
Due to the encouragement of my in-laws I had a survey completed on a property in Dingle in advance of appointing lawyers. I have been advised that there is a flying freehold element to the house. The surveyor advised that some lenders tend not issue a loan on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different instructions from Halifax. Should you wish to call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Dingle. Conveyancing may be slightly more expensive based on your lender's requirements.
I was recommended by a few estate agents in Dingle to choose a conveyancer using your seach tool. What’s the financial inducement for Estate Agents to offer your services ahead of a competitor’s?
We refuse to make any commission for pointing buyers and sellers in our direction. We found it would be just too difficult a fee because members of the public would think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
If all goes to plan we aim to complete the disposal of our £450,000 apartment in Dingle in seven days. The landlords agents has quoted £348 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Dingle?
Dingle conveyancing on leasehold apartments more often than not necessitates the purchaser’s lawyer submitting questions for the landlord to answer. Although the landlord is not legally bound to respond to such questions most will be content to assist. They may invoice a reasonable charge for responding to questions or supplying documentation. There is no set fee. The average costs for the information that you are referring to is over three hundred pounds, in some transactions it is in excess of £800. The management information fee demanded by the landlord must be sent together with a synopsis of rights and obligations in respect of administration fees, otherwise the invoice is technically not due. In reality one has no choice but to pay whatever is demanded should you wish to complete the sale of your home.
Dingle Leasehold Conveyancing - Sample of Questions you should ask Prior to buying
Best to be warned if changing the roof or some other major work is anticipated to be shared between the leasehold owners and will dramatically increase the the service charges or require a one off invoice. Who manages the building? Does the lease include onerous restrictions?