I have given 8 weeks notice to my current landlord and must leave my rented apartment in Harwich by 8/4/2019. Conveyancing for my house purchase is underway. Can I complete in three weeks as don't want to have to move into temporary accommodation?
It is unwise to provide notice on a rental unless you have exchanged. If you have not already done so, contact to your conveyancer and urge them to they apply pressure on the other solicitors, try to get a realistic time scale from them that all parties will aim towards
We are purchasing a house and require a conveyancing solicitor in Harwich who is on the Yorkshire BS conveyancing panel. Can you recommend a local 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 Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Harwich.
I have just over seventy years remaining on my lease and need a lease extension for my flat in Harwich. Conveyancing solicitors on the The Mortgage Works panel can deal with such extensions correct?
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. The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 18/2/2019 the requirements read as follows :
NEW BUILD PROPERTIES (includes office conversions)
The following 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
- Starting ground rent is more than 0.1% of the property value
The lease must be amended to comply with the above. If not the case cannot proceed. Please advise us where the case cannot proceed.
Ground rents and event fees:
Ground rent and other event fees must be reasonable at all times during the lease term. For example, it is acceptable for ground rent escalation to be linked to RPI (Retail Price Index) or a similar index and where this is the case we do not need to be advised. However, unreasonable multipliers of ground rent will not be permitted, for example, doubling every 5, 10 or 15 years. These must be referred to us and we will advise if our mortgage offer remains valid. If you are unsure as to whether the terms of a lease are unreasonable, please refer the details to us.
I'm buying a new build house in Harwich with a mortgage from The Mortgage Works. The developers would not move on the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not to tell my conveyancer about the deal as it may impact my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Am I better off to instruct a Harwich conveyancing lawyer who is local to the property I am buying? We have a good friend who can deal with the legal work but his firm is located over three hundred miles away.
The primary upside of using a local Harwich conveyancing practice is that you can visit the firm to sign documents, present your ID and apply pressure on them where appropriate. Having local Harwich know how is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and in the main were impressed that should outweigh using an unfamiliar Harwich conveyancing lawyer just because they are round the corner.