My Conveyancer in Thornhill is not listed on the Halifax Approved Panel. Is it possible for me to continue with my family solicitor notwithstanding that they are not on the Halifax approved list?
Your options are as follows:
- Complete the purchase with your preferred Thornhill solicitors but Halifax will need to instruct a solicitor on their list of acceptable firms. This will inevitably rack up the overall legal charges as well as result in delays.
- Choose a new lawyer to to deal with the conveyancing, not forgetting to check they are on the Halifax panel
I'm buying a new build house in Thornhill with a loan from Bank of Scotland. The developers would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep told me not inform my solicitor about this deal as it will adversely affect my loan with the lender. 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've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Thornhill is the location of the property. Can you offer any assistance?
Flying freeholds in Thornhill are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Thornhill you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Thornhill may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
In my capacity as executor for the estate of my grandmother I am disposing of a property in Cardiff but reside in Thornhill. My lawyer (approximately 250 miles from mehas requested that I sign a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing solicitor in Thornhill who can witness this legal document for me?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are located in Thornhill
Looking forward to complete next month on a ground floor flat in Thornhill. Conveyancing solicitors assured me that they will have a report out to me tomorrow. What should I be looking out for?
The report on title for your leasehold conveyancing in Thornhill should include some of the following:
-
Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? Whether the lease restricts you from letting out the property, or working from home The unexpired lease term. You should receive guidance as what happens when the lease ends, and aware of the importance of the 80 year mark Details of the parties to the lease, for instance these could be the (you), head lessor, landlord Responsibility for maintaining the window frames
I own a leasehold flat in Thornhill, conveyancing formalities finalised 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? Comparable flats in Thornhill with a long lease are worth £197,000. The average or mid-range amount of ground rent is £55 yearly. The lease runs out on 21st October 2079
With 55 years remaining on your lease the likely cost is going to be between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.