My wife and I are about to exchange buying a house in Knutsford but as a consequence of damage from some water damage at the property I have managed to agree recompense from the owner of £2k in the form of a reduction in the price. I had intended this to be addressed as part of a side agreement yet RBS are not allowing this. Why were they involved?
Any property lawyer being on the RBS approved list is duty bound to disclose to RBS of any amendments to the sale price. If you were to refuse your solicitor to disclose the price change to RBS then they would have to discontinue acting for you. In addition, RBS and you would have to appoint a new property lawyer for your conveyancing in Knutsford.
I'm purchasing a new build house in Knutsford with the aid of help to buy. The builders would not budge the price so I negotiated 6k of additionals instead. The property agent suggested that I not reveal to my lawyer about the extras as it may put at risk my loan with the bank. 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.
What is different about your site and alternative web based conveyancing solicitors for conveyancing in Knutsford?
At this site get an accurate costs illustration from a Solicitor or Licensed Conveyancer that appreciates the issues for your conveyancing in Knutsford. Unlike many estate agents and brokerage sites we do not charge firms a commission if you appoint them for your home move in Knutsford
I own a leasehold house in Knutsford. Conveyancing and Britannia mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1998. The conveyancing solicitor in Knutsford who previously acted has long since retired. Do I pay?
First make enquiries of the Land Registry to be sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. There is no need to incur the fees of a Knutsford conveyancing firm to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the registered owner of a studio flat in Knutsford, conveyancing was carried out 3 years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Knutsford with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 levied per year. The lease expires on 21st October 2096
With only 72 years unexpired we estimate the premium for your lease extension to span between £9,500 and £11,000 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.
My nephew is about to join the property ladder, the home loan was agreed last week in principle. After the offer was accepted on apartment we contacted the bank to progress the mortgage application. I was very surprised to learn that mortgage companies do not accept all lawyer, they need to be on their approved list, is this right?
Mortgage Companies ordinarily restrict either the type or the number of conveyancing practices on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Knutsford property lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.