When it comes to mortgage companies such as Santander, do Hampden Pk property lawyers have to pay an annual charge to be on the conveyancing panel?
We are unaware of any mortgage company fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
I am expecting a OIP from Skipton this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Hampden Pk solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Hampden Pk solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
Completion of my purchase has taken place for my property in Hampden Pk. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
My partner and I are downsizing from our home in Hampden Pk and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local conveyancer would know that there is no such problem. It does beg the question why the buyers are using an internet conveyancing firm rather than a conveyancing solicitor in Hampden Pk. We have lived in Hampden Pk for six years we know of no issue. Do we contact our local Authority to get confirmation need.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You must enquire of 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 health insurance to cover that same sickness)
I'm purchasing a new build house in Hampden Pk with the aid of help to buy. The builders would not reduce the price so I negotiated £7000 of additionals instead. The house builders rep suggested that I not to tell my conveyancer about this side-deal as it will impact my loan with the 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.
Taking into account that I will soon spend £400,000 on a two bedroom apartment in Hampden Pk I wish to have a conversation with the solicitor about myconveyancing in advance of instructing 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 solicitor who will be doing your property ownership legalities in Hampden Pk.There is no ‘factory style conveyancing’ - every client is an important individual, not a file number. The solicitors that we put you in touch with believe that the figure you are provided with for your conveyancing in Hampden Pk should be the figure that you are charged.
I am intending to let out my leasehold apartment in Hampden Pk. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Some leases for properties in Hampden Pk do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I purchased a 1 bedroom flat in Hampden Pk, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Hampden Pk with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ends on 21st October 2085
With 64 years remaining on your lease we estimate the price of your lease extension to range between £14,300 and £16,400 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.