We went with a St Neots based lawyer for my conveyancing in St Neots recently. Going through the small print I notewe are liable for charges even if the sale doesn't happen. Should I go with them or use a web based conveyancing brokerage promoting no-sale-no-fee conveyancing in St Neots?
It is usually ‘give and take’ in that if "No Sale No Fee" is offered then the conveyancing charges will generally be uplifted to offset those transactions that do not go ahead. Also remember that such deals rarely protect you from expenditure such your St Neots conveyancing search expenses.
Do lenders provide you with an approved list of St Neots conveyancing solicitors? How do you know who is on the HSBC conveyancing panel?
St Neots conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
My bank has recommended solicitors on their panel based in St Neots but I would rather use a conveyancing lawyer in St Neots round the corner to me. Can you assist?
The minority of St Neots conveyancing practitioners are approved and listed on all lender’s conveyancing panel. Do make the most of the above find an approved solicitor tool to identify a St Neots conveyancing firm on the on the bank panel.
I'm buying my first flat in St Neots benefiting from help to buy. The sellers refused to move on the price so I negotiated 6k of additionals instead. The house builders rep advised me not reveal to my lawyer about this side-deal as it would jeopardize my mortgage with the lender. Is this normal?.
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.
I have just appointed agents to market my basement flat in St Neots. Conveyancing is yet to be initiated, but I have recently received a quarterly maintenance charge invoice – what should I do?
It best that you pay the service charge as normal because all ground rent and maintenance payments should be apportioned on completion, 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. This will smooth the conveyancing process.
I invested in buying a leasehold flat in St Neots, conveyancing having been completed October 1999. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in St Neots with a long lease are worth £227,000. The ground rent is £50 invoiced annually. The lease terminates on 21st October 2093
With 72 years left to run the likely cost is going to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.