This question may be naive but I am unseasoned as a 1st time buyer of a two bedroom flat in Whitchurch. Do I collect the keys to the premises on the completion date from my lawyer? If so, I will use a High Street conveyancing solicitor in Whitchurch?
On the day of completion you do not need to attend the conveyancers office in Whitchurch. Your solicitors will transfer the completion advance to the owner’s lawyers, and once they have received this, you will be invited to receive the keys from the property Agents and move into your new home. This tends to happen between 1 and 3pm.
We had chosen conveyancing lawyers with offices in Whitchurch on the Bank of Ireland solicitor approved list. They are now charging me a supplemental fee for handling the Bank of Ireland mortgage. Is this a supplemental conveyancing fee set by Bank of Ireland?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your conveyancer may levy a fee for this. The fee is not set by Bank of Ireland but by your Whitchurch property lawyer. Plenty of firms on the Bank of Ireland panel will quote ’dealing with mortgage’ fee but some firms incorporate it on their overall fee.
We have agreed to purchase a house in Whitchurch. An unusual aspect is that the roof has a solar panel. RBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with RBS your lawyer must comply with the conveyancing requirements set out in Part 2 of UK Finance Lenders’ Handbook for RBS. The Council of Mortgage Lenders’ Handbook includes minimum conditions for solar panel roof-space leases, and property lawyers are required to report to RBS where a lease fails to meet these specifications. The specifications relate to the installation of panels on properties countrywide and is not limited to Whitchurch.
Do commercial conveyancing searches reveal impending roadworks that could impact a commercial land in Whitchurch?
Many commercial conveyancing solicitors in Whitchurch will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Whitchurch. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Whitchurch.
For each commercial conveyancing transaction in Whitchurch it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Whitchurch commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Whitchurch.
I am buying a new build house in Whitchurch with the aid of help to buy. The builders would not budge the price so I negotiated £7000 of fixtures and fittings instead. The sale representative advised me not reveal to my conveyancer about this deal as it may affect my mortgage with Chelsea Building Society. 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.
Am I right to be concerned by 3rd parties that I am dealing with are recommending a national conveyancing firm as opposed to a High Street Whitchurch conveyancing firm?
As with many service providers, often referrals from relatives can be very helpful. Nevertheless there are lots of players in a conveyancing matter; estate agents, financial adviser and mortgage companies might all put forward solicitors to retain. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but sometimes there behind the scenes financial incentive behind the endorsement. You have the right to appoint your own conveyancer. You need to be aware that the majority of lenders operate an approved list of solicitors you are obliged to use for the mortgage related work in your house move.
Can you offer any advice when it comes to choosing a Whitchurch conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a property lawyer for lease extension works (regardless if they are a Whitchurch conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with two or three firms including non Whitchurch conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:
If they are not ALEP accredited then what is the reason? What are the legal fees for lease extension work?
I bought a basement flat in Whitchurch, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Whitchurch with an extended lease are worth £265,000. The ground rent is £50 invoiced every year. The lease finishes on 21st October 2099
With only 76 years left to run we estimate the price of your lease extension to span between £8,600 and £9,800 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.