Please help. My Frimley solicitor is informing me me that he has toorder Frimley conveyancing searches resulting from the fact thatthe firm are on the Nat Westsolicitor panel. Is my solicitor correct?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Frimley conveyancing searches.
I am about to put an offer on a leasehold property in Frimley. The property agents advise that it is normal for flats in Frimley to have less than 75 years left on the lease. I am taking out a loan with Tesco Bank. Is this going to be acceptable if the lease has 69 years to go.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 12/1/2019 the requirements read as follows :
For new build properties, the following lease terms are not acceptable:
- The unexpired lease term on a new build flat is less than 125 years
- The unexpired lease term on a new build house is less than 250 years
If the lease cannot be amended to comply with the above, the case cannot proceed. Please advise us immediately where the case cannot proceed.
Contact point as detailed in 1.11b.
We are planning on selling our house in Frimley and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any high street Frimley conveyancer would know this is not the case. It does beg the question why the buyers are using a web based conveyancing outfit rather than a conveyancing solicitor in Frimley. Having lived in Frimley for many years we know that this is a non issue. Is it a good idea to contact our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing lawyer already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I am buying a new build house in Frimley with a loan from Barclays Direct. The developers would not budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not disclose to my conveyancer about the extras as it could put at risk my loan with Barclays Direct. 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.
We're new on the property ladder - had an offer accepted, yet the estate agent has warned us that the seller will only issue a contract if we appoint their preferred conveyancers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a local solicitor accustomed to conveyancing in Frimley
We suspect that the seller is unaware of this demand. Should the vendor desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is is going to put the whole deal at risk. Try to communicate with the owners directly and make sure they understand (a)you are keen to buy (b)you are ready to progress, with finances arranged © you do not need to sell (d) you wish to move quickly (e)but you will continue to appoint your preferred Frimley conveyancing lawyers - rather thanthose that will earn their estate agent a commission or achieve conveyancing thresholds demanded by HQ.