We are buying a house and require a conveyancing solicitor in Radcliffe who is on the RBS solicitor panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Radcliffe.
Can you point me to a directory of Virgin Money panel solicitors in Radcliffe on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few lenders make their panel listings open the public on the web. If you are seeking to appoint a Radcliffe solicitor on the Virgin Money please make the most of our facility.
We had instructed conveyancers with offices in Radcliffe on the Bank of Ireland solicitor approved list. They are now charging me a further fee for handling the Bank of Ireland mortgage. Is this an additional conveyancing fee set by Bank of Ireland?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your conveyancer can charge a fee for this. The charge is not dictated by Bank of Ireland but by your Radcliffe conveyancer. Some firms on the Bank of Ireland panel will quote ’dealing with mortgage’ fee and others do not.
We expect to receive a AIP from Yorkshire BS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Radcliffe solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?
You will need to appoint Radcliffe solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
How does conveyancing in Radcliffe differ for newly converted properties?
Most buyers of new build property in Radcliffe contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is finished. This is because builders in Radcliffe usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Radcliffe or who has acted in the same development.
My husband and I are first time buyers - had an offer accepted, but the agent has warned us that the seller will only proceed if we instruct their recommended solicitors as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a family solicitor who is accustomed to conveyancing in Radcliffe
It is improbable the owners are behind this. If they desire ‘a quick sale', taking such a hostile approach to a serious purchaser is going to damage their objectives. Speak to the owners direct and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to appoint your preferred Radcliffe conveyancing solicitors - as opposed tothe ones that will provide the negotiator at the agency a introducer fee or achieve conveyancing figures set by HQ.
I work for a busy estate agency in Radcliffe where we have experienced a number of leasehold sales derailed as a result of short leases. I have been given conflicting advice from local Radcliffe conveyancing solicitors. Can you shed some light as to whether the vendor of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease 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. This means that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
An alternative approach is to agree the lease extension with the freeholder 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 bought a 2 bed flat in Radcliffe, conveyancing was carried out in 2010. How much will my lease extension cost? Equivalent properties in Radcliffe with a long lease are worth £186,000. The ground rent is £55 invoiced annually. The lease expires on 21st October 2078
With only 53 years remaining on your lease we estimate the premium for your lease extension to span between £27,600 and £31,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.