My lawyer in Endon has never been on on the Skipton Building Society Approved Panel. Can I still use my family solicitor even though they are not on the Skipton Building Society panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your preferred Endon solicitors but Skipton Building Society will need to instruct a conveyancer on their panel. This will result in additional overall conveyancing fees and result in delays.
- Get an alternative practitioner to act in the purchase, obviously checking they are on the Skipton Building Society panel
Are there restrictive covenants that are commonly identified during conveyancing in Endon?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Endon. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm purchasing a new build house in Endon with a loan from Bank of Ireland. The sellers refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not inform my conveyancer about the side-deal as it may affect 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.
I am hoping to exchange soon on a garden flat in Endon. Conveyancing solicitors have said that they will have a report out to me tomorrow. What should I be looking out for?
Your report on title for your leasehold conveyancing in Endon should include some of the following:
What you can do if a neighbour is in violation of a provision in their lease? Does the lease require carpeting throughout thus preventing wood flooring? It needs to be made clear to you if the lease permits you to change or upgrade anything in the premises- you should know whether it relates to all alterations or limited to structural alteration, and whether consent is mandated necessary Does the lease prevent you from renting out the flat, or having a home office for business How long the lease is. You should receive guidance as what happens when the lease ends, and informed of the importance of the 80 year mark
I am the registered owner of a 2 bed flat in Endon, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Endon with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease ceases on 21st October 2071
With 52 years unexpired we estimate the price of your lease extension to be between £29,500 and £34,000 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 the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.
I yesterday discovered that one of the partners of the law firm undertaking the purchase conveyancing in Endon is an uncle of the seller. Is this allowed?
Provided no conflict arises this is permitted. Where you are needing a home loan then the mortgage company may have a say as many lenders have specific requirements concerning this. For example for RBS - Direct Line One as of 7/7/2019, the requirements read as follows :