We are selling our home in Speke. Does the lawyer need to be on the Aldermore conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Aldermore conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently in recent years.
The deeds to our house can not be found. The lawyers who did the conveyancing in Speke 5 years ago have long since closed. Will I be able to sell the house?
You no longer need to have the physical original deeds to prove you own the land or property, as the Land Registry have everything they need in a digital format.
I am purchasing my first flat in Speke with a loan from Lloyds TSB Bank. The developers refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not disclose to my lawyer about the extras as it may put at risk my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
What does commercial conveyancing in Speke cover?
Commercial conveyancing in Speke covers a wide range of services, offered by regulated solicitors, relating to business property. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
Completion is due on the disposal of our £325,000 flat in Speke in just under a week. The management company has quoted £336 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Speke?
Speke conveyancing on leasehold flats usually involves administration charges levied by managing agents :
Answering pre-contract questions
Where consent is required before sale in Speke
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I invested in buying a 1 bedroom flat in Speke, conveyancing formalities finalised 3 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Speke with a long lease are worth £176,000. The average or mid-range amount of ground rent is £50 yearly. The lease terminates on 21st October 2098
With 80 years remaining on your lease 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 suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns 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 placing reliance on this information before getting professional advice.