My IFA has asked me for my Miles Platting solicitor’s panel member for the Nat West conveyancing panel. What is the best way to find this out. I have tried my local Miles Platting branch but they have not responded to me.
Have you tried speaking to your Miles Platting solicitor about this?. Most Miles Platting law practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
I sincerely hope you can assist me. My Miles Platting conveyancer is advising me that she is duty bound toorder Miles Platting conveyancing searches becausethe firm are on the Nat Westapproved lawyer panel. Is my conveyancer right?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank 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 follow the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Miles Platting conveyancing searches.
I have decided to exercise my right to buy my property in Miles Platting off the council. I have a mortgage offer with Kent Reliance. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Miles Platting solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Miles Platting surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Our sealed bid on a property in Miles Platting has been agreed to, but there is a chain. The vendors have placed an offer on a property, however it’s not yet agreed to, and are looking at other flats in the pipeline. I have instructed a bricks and mortar conveyancing solicitor in Miles Platting. What should be my next step? When should I get the mortgage application with Aldermore going?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is approx £1k, then survey, Miles Platting conveyancing search costs, etc). The first thing to do is check that your conveyancing practitioner is on the Aldermore conveyancing panel. Regarding the subsequent steps this very much dictated by the uniqueness of your case, desire for this property and on the state of the market. In a buoyant market some purchasers will apply for a home loan with Aldermore and pay for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to proceed with the conveyancing in Miles Platting.
I'm remortgaging my existing home to a BTL mortgage with Bank of Ireland and intend to use the remaining equity as a deposit on a second house. The location we are talking about is Miles Platting. Will your conveyancers be able to act for both sets of mortgage companies and tie in the transactions?
Do use our search tool on this page to check that the solicitors are on the appropriate lender panels. On the basis that they are the solicitor should be able to connect the two transactions but you should talk with you lawyer and specify your desired outcome and requirements.
I am employed by a reputable estate agency in Miles Platting where we have experienced a few leasehold sales jeopardised due to short leases. I have received conflicting advice from local Miles Platting conveyancing solicitors. Can you confirm whether the seller of a flat can commence the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I purchased a split level flat in Miles Platting, conveyancing having been completed 5 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Miles Platting with over 90 years remaining are worth £216,000. The ground rent is £50 levied per year. The lease finishes on 21st October 2088
With just 69 years remaining on your lease we estimate the price of your lease extension to span between £9,500 and £11,000 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed due diligence. Do not use this information 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. Neither should you move forward based on this information without first seeking the advice of a professional.