I just acquired a flat at auction in Evesham. Conveyancing is necessary. What happens now?
Now that you are exchanged you now have to choose a conveyancing solicitor soon as you now have a fast approaching a fixed date to complete the property. An auction property will have an associated auction set of papers. This will include most,if not all of the paperwork that your lawyer will need. If you have purchased leasehold premises the auction pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You need to pass this on to the solicitor instructed by you as soon as possible. You also need to ensure that that you have the requisite funding in order to complete on the date specified in the contract.
We expect to receive a OIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Evesham solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Evesham solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
It is unclear whether my mortgage offer requires a lease extension. I have telephoned my Evesham bank branch on a couple of occasions and was told they are content with the situation and they would lend. My Evesham conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend based on their specific requirements. Who do I believe?
As long as the lawyer is on the mortgage company approved list, she or he must comply with the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
My wife and I purchased a terraced Edwardian house in Evesham. Conveyancing practitioner represented me and Barnsley Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold with the exact same property. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Evesham and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with the conveyancing solicitor who carried out the work.
I am buying my first flat in Evesham benefiting from help to buy. The developers would not budge the price so I negotiated 6k of extras instead. The property agent told me not disclose to my lawyer about this deal as it could jeopardize my loan with Coventry Building Society. 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.
What makes your site different to alternative online quote calculators when it comes to conveyancing in Evesham?
At this site get a fixed fee quote via a Solicitor or Licensed Conveyancer that appreciates the nuances of your conveyancing in Evesham. As opposed to estate agents and brokerage sites we do not operate commission deals with solicitors. Some agents and online brokers 'recommend' solicitors that pays the most commission, as opposed to the best value conveyancing in Evesham
I own a leasehold flat in Evesham. Conveyancing and TSB mortgage are in place. I have received a letter from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Evesham who acted for me is not around. Do I pay?
First contact the Land Registry to make sure that this person is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Evesham conveyancing solicitor to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I acquired a split level flat in Evesham, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Evesham with a long lease are worth £202,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease finishes on 21st October 2075
With 56 years remaining on your lease we estimate the price of your lease extension to range between £29,500 and £34,000 plus legals.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.