We are looking to buy a house and need a conveyancing solicitor in Ferndown who is on the Leeds Building Society conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Leeds Building Society . We don't recommend any particular firms conducting conveyancing in Ferndown.
Have just purchased a probate house at auction in Ferndown. Conveyancing is necessary. What happens now?
Having for all intents and purposes signed on the dotted line you will need to instruct a conveyancing lawyer quickly as you will have a fast approaching a fixed date to complete the purchase. All auction property will ordinarily have a corresponding auction pack. This will likely include most,if not all of the documents that your lawyer will need. Where you are dealing with leasehold premises the auction pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You must give this to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding in order to complete the transaction on the set completion date.
Is there a list of Clydesdale panel solicitors in Ferndown on the Building Society Association’s Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association websites. Very few lending institutions make their panel listings available over the internet. If you are seeking to appoint a Ferndown lawyer on the Clydesdale please use our facility.
We expect to receive a DIP from Virgin Money this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any Ferndown solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Ferndown solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
Are there restrictive covenants that are commonly identified during conveyancing in Ferndown?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Ferndown. 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 buying a new build house in Ferndown with a mortgage from Platform Home Loans Ltd. The sellers refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not disclose to my conveyancer about this deal as it may put at risk my loan with Platform Home Loans Ltd. 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.
I've recently bought a leasehold flat in Ferndown. Do I have any liability for service charges for periods before my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I invested in buying a 2 bed flat in Ferndown, conveyancing was carried out November 2004. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Ferndown with over 90 years remaining are worth £191,000. The ground rent is £55 per annum. The lease runs out on 21st October 2075
With 54 years left to run we estimate the premium for your lease extension to span between £31,400 and £36,200 plus 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 issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.