My mortgage company has recommended solicitors on their panel based in Stamford Bridge but I would rather instruct a conveyancing lawyer in Stamford Bridge or nearer to where I live. Are you able to assist?
Not all Stamford Bridge conveyancing solicitors are approved and listed on all banks conveyancing panel. Do make use of the above search tool to find a Stamford Bridge conveyancing solicitor on the on the mortgage company panel.
My lawyer has informed me that lack of right of way insurance is required on my purchase. What is the level of cover for Stamford Bridge conveyancing?
The appropriate level of lack of right of way indemnity insurance depends on your lender. It would differ for example between Barclays and Skipton Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.
We previously instructed solicitors based in Stamford Bridge on the Clydesdale solicitor panel. They are now charging me an additional charge for dealing with the Clydesdale mortgage. Is this a supplemental conveyancing fee set by Clydesdale?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your property lawyer can levy a fee for this. The charge is not set by Clydesdale but by your Stamford Bridge solicitor. Plenty of firms on the Clydesdale panel will charge ’dealing with mortgage’ fee and others do not.
The formalities of my purchase has taken place for my property in Stamford Bridge. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I'm buying my first flat in Stamford Bridge with the aid of help to buy. The sellers would not reduce the price so I negotiated five thousand pounds worth of extras instead. The property agent told me not to tell my conveyancer about this deal as it will affect my loan with the lender. Should I keep quiet?.
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 house in Stamford Bridge prior to retaining conveyancers. I have been advised that there is a flying freehold overhang to the house. The surveyor has said that some banks tend refuse to issue a loan on such a house.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. If you contact us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Stamford Bridge. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Stamford Bridge to see if the conveyancing costs will increase in light of this.
I am employed by a busy estate agent office in Stamford Bridge where we have experienced a number of flat sales put at risk as a result of leases having less than 80 years remaining. I have received conflicting advice from local Stamford Bridge conveyancing firms. Please can you clarify whether the owner of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
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 purchaser.
I own a studio flat in Stamford Bridge, conveyancing was carried out October 2005. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Stamford Bridge with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 yearly. The lease runs out on 21st October 2074
With just 55 years unexpired we estimate the price of your lease extension to be between £31,400 and £36,200 plus legals.
The figure that we have given is 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 additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.