We had selected solicitors based in Westbourne on the Nottingham solicitor panel. They are now charging me a further charge for dealing with the Nottingham mortgage. Is this an additional conveyancing fee set by Nottingham?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your lawyer is entitled to levy a fee for this. The charge is not set by Nottingham but by your Westbourne conveyancing practitioner. Some firms on the Nottingham panel will quote ’dealing with mortgage’ fee but many practices include it on their overall fee.
We have a mortgage agreed in principle with Nationwide. Westbourne conveyancing practitioners are instructed. What is the average time that one could expect to receive a mortgage offer from Nationwide?
Some lenders take longer than others. Have Nationwide done the valuation? Have you informed Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Co-operative have agreed my home loan in principle, my offer on a house in Westbourne has been agreed to, now what?
Your property agent will wish to know who your solicitors are (ensure that the conveyancing practitioners are on the lender’s panel). Call up Co-operative or the broker and finalise any outstanding documentation. Co-operative will appoint a valuer who will get in touch with the selling agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes approximately a fortnight to get a mortgage offer. Co-operative will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Westbourne.
I am buying a property and the conveyancer has identified Chancel Repair to which the property could be liable as it falls into the area of such a church. He has suggested insurance. Is this strictly required for conveyancing in Westbourne
Unless a prior acquisition of the premises took place after 12 October 2013 you could assume that lawyers delivering conveyancing in Westbourne to continue to propose a a chancel search and or insurance against a claim.
I used Wolstenholmes several years past for my conveyancing in Westbourne. I now require my file but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Westbourne of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying my first flat in Westbourne benefiting from help to buy. The developers would not move on the amount so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not to tell my lawyer about this extras as it would affect my mortgage with the bank. 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.
Can you provide any advice for leasehold conveyancing in Westbourne with the intention of speeding up the sale process?
- A significant proportion of the delay in leasehold conveyancing in Westbourne can be reduced if you appoint lawyers as soon as you market your property and request that they start to collate the leasehold information needed by the buyers’ conveyancers. You believe that you know the number of years remaining on your lease but you should double-check by asking your solicitors. A buyer’s lawyer will not be happy to advise their client to where the lease term is below 80 years. It is therefore important at an early stage that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. The majority of freeholders or managing agents in Westbourne levy fees for supplying management packs for a leasehold property. You or your lawyers should enquire as to the actual amount of the charges. The management information can be applied for as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent cause of delay in leasehold conveyancing in Westbourne. If you are supposed to have a share in the freehold, you should ensure that you are holding the original share document. Obtaining a duplicate share certificate can be a time consuming process and delays many a Westbourne conveyancing transaction. If a duplicate share certificate is necessary, do contact the company director and secretary or managing agents (if relevant) for this sooner rather than later.
I own a garden flat in Westbourne, conveyancing was carried out June 2006. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Westbourne with a long lease are worth £186,000. The ground rent is £55 invoiced every year. The lease finishes on 21st October 2073
With 52 years remaining on your lease we estimate the premium for your lease extension to range between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.