I sincerely hope you can assist me. My Hunstanton lawyer is advising me that he has toconduct Hunstanton conveyancing searches asthe firm are on the Virgin Moneysolicitor panel. Is my solicitor correct?
Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with a mortgage company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Hunstanton conveyancing searches.
I own a freehold residence in Hunstanton but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Hunstanton and has limited impact for conveyancing in Hunstanton but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.
Our bank has recommended solicitors on their panel based in Hunstanton but I would rather choose a conveyancing lawyer in Hunstanton or nearer to where I live. Can you assist?
Not all Hunstanton conveyancing practices are on all banks conveyancing panel. Please make the most of our search tool to choose a Hunstanton conveyancing conveyancer on the on the bank panel.
I'm purchasing a new build house in Hunstanton with a loan from The Mortgage Works. The builders refused to move on the price so I negotiated 6k of extras instead. The house builders rep advised me not reveal to my solicitor about this side-deal as it may affect my mortgage with the bank. Do I keep my lawyer in the dark?.
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.
Can you offer any advice when it comes to appointing a Hunstanton conveyancing practice to carry out our lease extension conveyancing?
When appointing a conveyancer for lease extension works (regardless if they are a Hunstanton conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with two or three firms including non Hunstanton conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be helpful:
What are the costs for lease extension conveyancing? If they are not ALEP accredited then what is the reason?
I purchased a 1 bedroom flat in Hunstanton, conveyancing having been completed 3 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Hunstanton with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease runs out on 21st October 2069
With only 51 years unexpired the likely cost is going to span between £30,400 and £35,200 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 the actual costs in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.