Can you suggest a The Royal Bank of Scotland allowed Eccles conveyancing firm that can complete within a very limited time frame? Am I best advised to go for a local Eccles solicitor or a web based comparison site?
We would be happy to suggest some excellent Eccles conveyancing firms. You can also walk up the high street in Eccles. Visit two or three firms and request to speak with a conveyancing solicitor for a quote. Explain your requirements together with your reasons and get a commitment on your deadline. Appoint the lawyer that you are most comfortable with.
I purchased a freehold premises in Eccles but nevertheless charged rent, why is this and what is this?
It is rare for properties in Eccles and has limited impact for conveyancing in Eccles but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
I'm buying my first flat in Eccles benefiting from help to buy. The developers refused to reduce the price so I negotiated 6k of additionals instead. The estate agent advised me not to tell my conveyancer about this deal as it could impact my loan with the lender. Is this normal?.
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.
I decided to have a survey done on a property in Eccles before appointing solicitors. I have been informed that there is a flying freehold aspect to the house. Our surveyor advised that some lenders tend not issue a mortgage on this type of premises.
It depends who your proposed lender is. Santander has different requirements for example to Halifax. If you contact us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Eccles. Conveyancing may be slightly more expensive based on your lender's requirements.
What are your top tips when it comes to finding a Eccles conveyancing firm to deal with our lease extension?
If you are instructing a solicitor for lease extension works (regardless if they are a Eccles conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you speak with several firms including non Eccles conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be useful:
If they are not ALEP accredited then what is the reason?
I purchased a garden flat in Eccles, conveyancing was carried out 8 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Eccles with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease comes to an end on 21st October 2069
With only 50 years remaining on your lease we estimate the price of your lease extension to range between £32,300 and £37,400 plus legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.