I have an AIP. The lender mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would much rather appoint a Langford based conveyancing firm?
Do check but the chances are that allocate you one of their panel solicitors should you take up the "fee-free" deal. Call the lender to check if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor near Langford.
I am purchasing my first flat in Langford with a loan from Bank of Scotland. The developers refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The sale representative told me not reveal to my solicitor about the side-deal as it could put at risk my loan with Bank of Scotland. Is this normal?.
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.
I am looking for a leasehold apartment up to £235,500 and found one round the corner in Langford I like with amenity areas and railway links nearby, however it only has 61 remaining years left on the lease. There is not much else in Langford in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you need a mortgage the shortness of the lease will likely be problematic. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.
Can you offer any advice when it comes to choosing a Langford conveyancing practice to carry out our lease extension conveyancing?
When appointing a solicitor for lease extension works (regardless if they are a Langford conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with two or three firms including non Langford conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be helpful:
How familiar is the firm with lease extension legislation? What volume of lease extensions has the firm carried out in Langford in the last twenty four months?
I bought a studio flat in Langford, conveyancing formalities finalised December 2012. How much will my lease extension cost? Corresponding flats in Langford with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £45 per annum. The lease comes to an end on 21st October 2086
You have 67 years unexpired the likely cost is going to be between £10,500 and £12,000 as well as costs.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.
Our solicitor in Langford has uncovered a a problem with the lease for the apartment we are purchasing in Langford. The other side have suggested title insurance as a workaround. We are happy with insurance and will cover the costs. Our solicitor has advised that as he is on the bank conveyancing panel he must ensure that the lender is happy with this solution. Are we the client or is the bank?
Just because you have a mortgage offer from the mortgage company does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Langford conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the bank are the client. The appropriate lender requirements have to be complied with by the bank conveyancing panel who has to balance acting for you and the bank