We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would prefer to instruct a local conveyancing solicitor in Frizington?
You should check but the the likelihood is that appoint one of their panel conveyancers where you want the "fee-free" deal. Call the mortgage company and see if they allow a monetary alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Frizington.
What can a local search reveal concerning the property I am purchasing in Frizington?
Frizington conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company such as Onsearch The local search plays an important role in many a Frizington conveyancing purchase; that is if you don’t want any nasty once you have moved into your property. The search should supply information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
I'm buying my first flat in Frizington with the aid of help to buy. The builders would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not inform my solicitor about the deal as it may adversely affect my mortgage with Lloyds TSB Bank. Is this normal?.
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 opted to have a survey carried out on a house in Frizington before appointing lawyers. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some banks will not grant a mortgage on a flying freehold home.
It varies from the lender to lender. Bank of Scotland has different requirements from Birmingham Midshires. Should you wish to telephone us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Frizington. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Frizington to see if the conveyancing costs will increase in light of this.
I am a negotiator for a reputable estate agent office in Frizington where we have witnessed a few flat sales derailed due to leases having less than 80 years remaining. I have received conflicting advice from local Frizington conveyancing solicitors. Could you shed some light as to whether the owner of a flat can start the lease extension formalities for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is 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 purchaser.
I bought a leasehold flat in Frizington, conveyancing was carried out in 2006. Can you work out an approximate cost of a lease extension? Corresponding flats in Frizington with an extended lease are worth £192,000. The ground rent is £55 levied per year. The lease ends on 21st October 2076
You have 54 years remaining on your lease we estimate the price of your lease extension to be between £32,300 and £37,400 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.