We chose a high street solicitor for my conveyancing in West Kirby yesterday. Looking through the Ts and Cs I seeI am liable for fees even if the movedoes not proceed. Should I ditch them and instruct an internet conveyancing brokerage promoting no move no charge conveyancing in West Kirby?
Generally there is a concession along the lines that if "No Completion No Fee" is available then the fee levels will generally be more expensive to offset those conveyances that do not proceed. Do bear in mind that such promotions tend not to protect you from expenditure such as West Kirby conveyancing search costs.
Are the West Kirby conveyancing solicitors identified as being on the Bank of Ireland conveyancing panel, together with their details provided by Bank of Ireland?
West Kirby conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.
I am purchasing my first flat in West Kirby with the aid of help to buy. The sellers would not budge the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not to tell my lawyer about the extras as it could put at risk my loan with Lloyds TSB Bank. Do I keep my lawyer in the dark?.
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 was pointed in your direction by two or three local estate agents in West Kirby to select a conveyancer on your site. What’s the financial incentive for Estate Agents to promote your services ahead of alternative conveyancing organisations?
We don’t offer any commission for pointing buyers and sellers in our direction. We found it would be just too difficult a fee because home movers will think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
What makes a West Kirby lease unacceptable for security purposes?
Leasehold conveyancing in West Kirby is not unique. All leases are individual and legal mistakes in the legal wording can sometimes mean that certain provisions are missing. For example, if your lease is missing any of the following, it could be defective:
A duty to insure the building
A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Birmingham Midshires, Chelsea Building Society, and Barclays Direct all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the buyer to withdraw.
I am the registered owner of a studio flat in West Kirby, conveyancing was carried out September 1996. How much will my lease extension cost? Similar properties in West Kirby with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 per annum. The lease expires on 21st October 2075
With 55 years remaining on your lease the likely cost is going to be between £31,400 and £36,200 as well as costs.
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 detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.