My lawyer in Cheshunt is not listed on the Skipton Building Society Solicitor Panel. Is it possible for me to retain my prefered solicitor even though they are excluded from the Skipton Building Society panel of approved conveyancing solicitors?
Your options are as follows:
- Complete the purchase with your preferred Cheshunt lawyers but Skipton Building Society will need to use a solicitor on their list of acceptable firms. This will result in additional total legal fees as well as cause frustration.
- Find an alternative lawyer to act in the purchase, not forgetting to check they are on the Skipton Building Society panel
I am purchasing my first flat in Cheshunt with a loan from Coventry Building Society. The builders would not budge the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not disclose to my solicitor about the extras as it could jeopardize my mortgage with the lender. Is this normal?.
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.
Taking into account that I am about to spend £400,000 on a two bedroom apartment in Cheshunt I would like to talk to a lawyer concerning thehome move prior to giving the go ahead to the firm. Can this be arranged?
We could not agree more - we would be happy to talk to you we do not take any clients on without you first talking to the solicitor due to be conducting your conveyancing in Cheshunt.There is no ‘factory style conveyancing’ - each client is unique individual, not a matter number. The law firms that we put you in touch with believe that the fees you are provided with for your conveyancing in Cheshunt should be the amount on the final invoice that you are charged.
Am I best advised to appoint a Cheshunt conveyancing practitioner who is local to the property I am hoping to buy? I have an old university friend who can handle the legal work however his firm is located over three hundred miles away.
The benefit of a local Cheshunt conveyancing firm is that you can pop in to execute documents, hand in your ID and pester them where appropriate. Having local Cheshunt know how is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and on the whole were happy that should trump using an unknown Cheshunt conveyancing lawyer just because they are Cheshunt based.
Looking forward to exchange soon on a ground floor flat in Cheshunt. Conveyancing lawyers assured me that they report fully within the next couple of days. What should I be looking out for?
The report on title for your leasehold conveyancing in Cheshunt should include some of the following:
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The physical extent of the property. This could be the apartment itself but might include a attic or basement if appropriate. The length of the lease term. You should receive guidance as what happens when the lease ends, and informed of the importance of the 80 year mark The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Your conveyancers should enable you to have an understanding of the building insurance requirements
I own a garden flat in Cheshunt, conveyancing was carried out February 1998. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Cheshunt with a long lease are worth £186,000. The ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2077
With 52 years unexpired the likely cost is going to be between £29,500 and £34,000 plus costs.
The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.