We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would prefer to instruct a East Harling based conveyancing firm?
You should check but the chances are that appoint one of their panel conveyancers if you take up the "fee-free" offer. Call the mortgage company to determine if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in East Harling.
We are close to exchanging contracts on the sale of our house in East Harling and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any local lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed a national conveyancing firm rather than a conveyancing solicitor in East Harling. Having lived in East Harling for six years we know of no issue. Should we get in touch with our local Authority to get confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
The deeds to my property are lost. The lawyers who did the conveyancing in East Harling 5 years ago have long since closed. What are my options?
Assuming the title is registered the details of your ownership will be documented by the Land Registry under a Title Number. It is possible to conduct a search at the Land Registry, find your property and get up to date copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will usually retain a certified duplicate of the Registered Lease and again, a copy can be ordered for twenty pounds.
I am purchasing my first flat in East Harling with the aid of help to buy. The builders would not budge the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent suggested that I not reveal to my conveyancer about this side-deal as it may jeopardize my loan with the lender. 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.
Can you offer any advice when it comes to finding a East Harling conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a property lawyer for lease extension works (regardless if they are a East Harling conveyancing firm) it is most important 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 East Harling conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be of use:
What are the legal fees for lease extension conveyancing? If they are not ALEP accredited then what is the reason?
I purchased a leasehold flat in East Harling, conveyancing having been completed in 1995. How much will my lease extension cost? Equivalent flats in East Harling with a long lease are worth £260,000. The ground rent is £45 charged once a year. The lease runs out on 21st October 2093
You have 74 years remaining on your lease we estimate the price of your lease extension to span between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.