I am selling my flat in Montpelier and the EA has just e-mailed to advise that the buyers are changing their solicitor. The reason given is that the lender will only deal with solicitors on their conveyancing panel. Why would a big named lender only engage with certain lawyers rather the firm that they want to appoint for their conveyancing in Montpelier ?
Mortgage companies have always had an approved set of law firms they are content to work with, but in the last few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Lending institutions blame a rise in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any impact on this.
I am buying my first flat in Montpelier with a loan from Chelsea Building Society. The sellers refused to reduce the price so I negotiated 6k of additionals instead. The property agent advised me not inform my solicitor about this side-deal as it would jeopardize my mortgage with Chelsea Building Society. Do I keep my lawyer in the dark?.
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 identified one near me in Montpelier I like with amenity areas and transport links in the vicinity, however it's only got 51 remaining years left on the lease. There is not much else in Montpelier in this price bracket, so just wondered if I would be making a grave error buying a short lease?
If you need a home loan the shortness of the lease will likely be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
Am I right to be concerned about brokers that I am dealing with are suggesting an online conveyancing firm rather than a High Street Montpelier conveyancing practice?
As is the case with lots of service providers, often recommendations from family and friends can be worth their weight in gold. Yet there are lots of players in a conveyancing matter; estate agents, financial adviser and mortgage companies may recommend solicitors to retain. Sometimes the conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there is an underlying financial incentive behind the endorsement. You are at liberty to appoint your preferred conveyancer. Don't forget that some mortgage providers specify a panel list of solicitors you have to use for the lender related work in your house move.
Estate agents have just been given the go-ahead to market my garden flat in Montpelier. Conveyancing lawyers have not yet been instructed, but I have just had a quarterly maintenance charge invoice – should I leave it to the buyer to sort out?
It best that you pay the invoice as usual given that all ground rent and maintenance invoices will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I purchased a ground floor flat in Montpelier, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Montpelier with a long lease are worth £260,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease finishes on 21st October 2095
You have 75 years left to run we estimate the price of your lease extension to range between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.