I am not in a position to travel far from Ewloe. What is the rationale as to why all Ewloe solicitors aren't automatically on all bank panels?
A decade ago most mortgage companies exhibited an attitude to risk which is different than today. The financial regulator in 2010 carried out a thematic review into fraud which in summary warned lenders: know the solicitors on your panel. Accordingly, lenders have subsequently requiredmore information from law firms regarding their operations and the staff employed by them and set certain criteria such as completing a minimum amount of transactions. Many firms have been excluded from lender panels even though they had 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms found it impossible satisfy the minimum volume of transactions the lenders required.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Ewloe. My lender is Virgin
Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 1/7/2022, the requirements read as follows :
I used Action Conveyancing a few years past for my conveyancing in Ewloe. I now require my papers but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Ewloe of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm buying a new build house in Ewloe benefiting from help to buy. The sellers would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not reveal to my solicitor about this deal as it will 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.
I am a negotiator for a reputable estate agent office in Ewloe where we see a number of leasehold sales derailed due to leases having less than 80 years remaining. I have been given inconsistent advice from local Ewloe conveyancing solicitors. Please can you shed some light as to whether the owner of a flat can start the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Ewloe Leasehold Conveyancing - Sample of Questions you should consider Prior to Purchasing
How is the lease structured? You should be aware if it is no more than eighty years it will have adverse implications on the value of the flat. It is worth checking with your mortgage company that they are content with residual term of the lease. A short lease means that you will almost definitely require a lease extension at some point and it is worth finding out what this would cost. For most Ewloelease extensions you will be be obliged to have been the owner of the residence for a couple of years before you are entitled to exercise a lease extension. Best to be warned whether redecorating or some other significant cost is pending to be shared amongst the leasehold owners and may well dramatically increase the the service costs or result in a one time payment.