My fiance and I are acquiring an apartment in Llandudno Junction. My property lawyer is not on the mortgage company conveyancing panel. Is it possible for me to continue with my Llandudno Junction conveyancing solicitor even though they are not on the mortgage company panel?
You must have a lawyer to complete the formalities when you take out a loan to purchase your property. The lawyer will conduct all the relevant due diligence on the property, ensuring that you will be properly registered as the owner and ensure that all the required mortgage documentation is in order. One may select a Llandudno Junction solicitor of your choosing. Nevertheless, where the lawyer selected is not a member of the bank approved list additional costs will arise as separate legal representation will be need by the lender. Conveyancing panel applications can be submitted, so provided your lawyer has not in the past applied for membership they should take the opportunity to apply.
Our son-in-law is in the process of securing a house that has just been built in Llandudno Junction with a home loan from Barclays. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Barclays conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Barclays conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I am buying a new build house in Llandudno Junction benefiting from help to buy. The developers would not budge the amount so I negotiated £7000 of additionals instead. The house builders rep told me not to tell my lawyer about this extras as it will impact my loan with the bank. 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.
In what way does the Landlord & Tenant Act 1954 impact my commercial offices in Llandudno Junction and how can you help?
The particular law that you refer to gives security of tenure to commercial lessees, giving them the right to make a request to court for a new tenancy and remain in occupation at the end of the lease term. There are limited grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Llandudno Junction is one of the hundreds of areas of the UK in which the firms we work with are based
I today plan to offer on a house that seems to be perfect, at a great price which is making it more attractive. I have just found out that the title is leasehold rather than freehold. I am assuming that there are particular concerns buying a leasehold house in Llandudno Junction. Conveyancing advisers have not yet been appointed. Will they explain the issues?
Most houses in Llandudno Junction are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. We note that you are buying in Llandudno Junction in which case you should be shopping around for a Llandudno Junction conveyancing practitioner and check that they are used to transacting on leasehold houses. First you will need to check the unexpired lease term. As a tenant you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as obtaining the freeholder’spermission to conduct alterations. You may also be required to pay a contribution towards the upkeep of the communal areas where the property is part of an estate. Your conveyancer should appraise you on the various issues.
I own a 1 bedroom flat in Llandudno Junction, conveyancing formalities finalised October 2001. Can you work out an approximate cost of a lease extension? Similar properties in Llandudno Junction with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease terminates on 21st October 2097
With just 76 years left to run we estimate the premium for your lease extension to range between £8,600 and £9,800 as well as legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.