Is the fact that my solicitor in Farnham is not on my lender's conveyancing panel that there is a problem with the quality of his work?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Farnham conveyancing firm and enquire why they are no longer on the approved list for your lender.
Can you suggest a TSB sanctioned Farnham conveyancing practice that can complete within 28 days? Am I best advised to choose a local Farnham firm or an online firm?
We can recommend some very good Farnham conveyancing firms. Another option is to visit the high street in Farnham. Approach some well established law practices and ask to speak with a conveyancing solicitor for a quote. Explain your deadline together with the reasons and ask for an assurance on your deadline. Appoint the lawyer that you trust.
I'm purchasing my first flat in Farnham with the aid of help to buy. The sellers would not budge the price so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not to tell my solicitor about the deal as it would jeopardize my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Having had my offer accepted I require leasehold conveyancing in Farnham. Before I set the wheels in motion I require certainty as to the unexpired term of the lease.
If the lease is recorded at the land registry - and almost all are in Farnham - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I bought a ground floor flat in Farnham, conveyancing having been completed July 2005. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Farnham with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease runs out on 21st October 2091
With only 72 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other 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 based on this information without first seeking the advice of a professional.
I am buying a maisonette and cash is in place. My lawyer has been given with two separate proof of photo ID, bank statement, endless utility bills. Now he needs a copy from a probate lawyer acknowledging that the funds are legitimate and that it has come from inheritance and not dealing E's in Ibiza.
In today’s world you will not be able to complete any Farnham conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Establishing of your source of funds is required under Money Laundering laws.