Completed the sale of my flat in Mousehole last July but my buyer keeps texting me to moan that their conveyancer is waiting to hear from mysolicitor. What should have happened following completion?
Following your sale your conveyancer should send the transfer documentation and all supplemental paperwork to the buyer’s lawyers. Where relevant, your conveyancer must also send confirmation that the home loan has been paid off to the buyers solicitors. There is unlikely to be post completion formalities specific conveyancing in Mousehole.
I am purchasing a new build house in Mousehole benefiting from help to buy. The builders refused to reduce the price so I negotiated 6k of extras instead. The house builders rep told me not to tell my solicitor about this extras as it would adversely affect my mortgage with Bank of Ireland. 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 decided to have a survey completed on a property in Mousehole before appointing lawyers. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some banks tend not grant a mortgage on such a home.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. If you contact us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Mousehole. Conveyancing will be smoother if you use a solicitor in Mousehole especially if they regularly deal with such properties in Mousehole.
I have just started marketing my 2 bed apartment in Mousehole. Conveyancing has not commenced, however I have recently had a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is clear the invoice as usual given that all ground rent and service invoices should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until 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 1 bedroom flat in Mousehole, conveyancing having been completed 8 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Mousehole with an extended lease are worth £197,000. The ground rent is £55 charged once a year. The lease finishes on 21st October 2076
You have 55 years left to run we estimate the premium for your lease extension to range between £31,400 and £36,200 plus costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the lender approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.