We're in Gnosall, First time buyers buying with a mortgage (lender is Leeds Building Society , and our lawyer is on the Leeds Building Society conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Leeds Building Society conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I'm buying a new build house in Gnosall benefiting from help to buy. The developers refused to move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not disclose to my conveyancer about the side-deal as it could adversely affect my loan with the lender. 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 am looking for a leasehold apartment up to £195,000 and found one close by in Gnosall I like with a park and railway links nearby, the downside is that it's only got 52 years unexpired on the lease. I can't really find anything else in Gnosall suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a mortgage that many years will likely be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.
Given that I will soon spend hundreds of thousands of pounds on a house in Gnosall I would like to talk to a conveyancer concerning thehome move in advance of giving the go ahead to the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer who will be carrying out your property ownership legalities in Gnosall.There is no ‘factory style conveyancing’ - each client is an important person, not a matter number. The solicitors that we put you in touch with believe that the fees you are quoted for your conveyancing in Gnosall should be the amount on the final invoice that you end up paying.
We are soon to buying a flat in Gnosall. Conveyancing is not yet done but we would like have the amount we are are buying for private from the likes of Rightmove. How do I ensure this is not revealed?
HM Land Registry are legally obliged to reveal price sold data on the official title for residential properties countrywide which includes homes in Gnosall. The Title Register is an open document, so the Land Registry would be breaching their statutory obligations if they did not allow access to the register.
In essence you can make a request of the Land Registry to hide the amount paid entry however the response would be in the negative.