I am obtaining a offer of a home loan from Nat West. I hope to instruct a Licensed Conveyancer in Moorends. Does the Nat West Conveyancing panel allow for conveyancers regulated by the CLC?
The Nat West conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
My wife and I purchasing a 3 bedroom semi in Moorends. Our aim is to convert the garage to an office at the property.Will legal due diligence on the property involve enquiries to see if these alterations are permitted?
Your conveyancer will check the deeds as conveyancing in Moorends can sometimes reveal restrictions in the title deeds which prohibit certain alterations or require the permission of another owner. Some works call for local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these things with a surveyor prior to committing yourself to a purchase.
My wife and I have organised a further advance on our home loan from Virgin Money as we wish to carry out alterations to our property in Moorends. Do we need to select a nearby Moorends solicitor on the Virgin Money conveyancing panel to deal with the paperwork?
Virgin Money do not ordinarily instruct a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money conveyancing panel.
After weeks of negotiation I have agreed a price on a house in Moorends. My financial adviser pressured me to appoint their solicitor. I paid an on account payment of £175. A couple of days later, the property lawyer called me to say that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I'm refinancing my primary property to a buy to let loan with The Royal Bank of Scotland and intend to use the remaining equity as a down payment on a second property. The area we are interested in is Moorends. Will your solicitors be able to act for both sets of mortgage companies and link together the conveyances?
Do use our search tool on this site to be sure that the lawyers are approved by both banks. Having checked that they are your conveyancer will be able to simultaneously deal with the two deals but you should talk with you conveyancer and specify your expectations and needs.
My step-father has recommend that I instruct his conveyancing solicitors in Moorends. Should I find my own property lawyer?
No doubt the ideal way to select a conveyancing lawyer is to seek feedback from friends or family who have experience in using the solicitor you're contemplating using.
All being well we will complete the sale of our £400,000 flat in Moorends in 5 days. The freeholder has quoted £408 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Moorends?
Moorends conveyancing on leasehold maisonettes often necessitates the purchaser’s lawyer sending enquiries for the landlord to address. Although the landlord is under no legal obligation to answer these enquiries most will be content to do so. They are entitled to charge a reasonable charge for responding to questions or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is over three hundred pounds, in some cases it exceeds £800. The administration charge invoiced by the landlord must be sent together with a synopsis of entitlements and obligations in respect of administration charges, otherwise the charge is not strictly payable. Reality however dictates that one has little choice but to pay whatever is demanded if you want to exchange contracts with the buyer.
I acquired a 1 bedroom flat in Moorends, conveyancing having been completed in 2010. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Moorends with a long lease are worth £202,000. The ground rent is £60 charged once a year. The lease comes to an end on 21st October 2075
With only 57 years left to run we estimate the price of your lease extension to span between £28,500 and £33,000 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.