What happens if my solicitor is expelled from the TSB Conveyancing panel ahead of completing my conveyancing in Undy?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I'm purchasing a new build house in Undy with a loan from Barclays Direct. The developers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not to tell my conveyancer about the extras as it would impact my loan with Barclays Direct. Do I keep my lawyer in the dark?.
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.
My company is looking to lease a unit on a shopping parade. Can you recommend conveyancers offering no-move-no fees for non-domestic conveyancing in Undy for less than 2k?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Undy, including the disposal and acquisition of businesses as well as simply premises. If you are looking to buy or lease a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right lawyer. Regarding the costs these will vary based on the structure and nuances of the deal. Please provide us with your details or telephone so as to enable us to furnish you with a detailed commercial conveyancing quote.
We're FTB’s - had an offer accepted, but the estate agent advised that the seller will only move forward if we appoint the agent's chosen conveyancers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a local conveyancer with experience of conveyancing in Undy
It is unlikely the sellers are driving this. Should the vendor require ‘a quick sale', taking such a hostile approach to a motivated purchaser is counter productive. Contact the owners directly and make sure they understand (a)you are genuine buyers (b)you are excited to move forward, with finances in place © you are unencumbered (d) you wish to move quickly (e)however you intend to appoint your preferred Undy conveyancing lawyers - not the ones that will earn the estate agent a referral fee or meet his conveyancing targets pre-set by head office.
Can you provide any top tips for leasehold conveyancing in Undy from the perspective of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Undy can be bypassed if you appoint lawyers the minute you market your property and request that they start to put together the leasehold documentation which will be required by the purchasers’ conveyancers. You believe that you know the number of years remaining on your lease but you should double-check by asking your conveyancers. A buyer’s conveyancer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the remaining number of years is under 75 years. It is therefore essential at an as soon as possible that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. In the event that you altered the property did you need the Landlord’s consent? Have you, for example laid down wooden flooring? Most leases in Undy state that internal structural changes or installing wooden flooring necessitate a licence issued by the Landlord acquiescing to such alterations. Should you fail to have the approvals to hand you should not contact the landlord without checking with your conveyancer first. Many landlords or Management Companies in Undy levy fees for supplying management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management information sought as soon as you have a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Undy. If you hold a share in a the Management Company, you should make sure that you have the original share certificate. Arranging a re-issued share certificate is often a lengthy formality and slows down many a Undy home move. If a reissued share certificate is necessary, do contact the company director and secretary or managing agents (if relevant) for this at the earliest opportunity.
I bought a studio flat in Undy, conveyancing was carried out in 1996. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Undy with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease finishes on 21st October 2069
You have 50 years left to run we estimate the premium for your lease extension to span 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 provide the actual costs without more comprehensive investigations. Do not use the figures 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 based on this information before seeking the advice of a professional.