Am I correct in assuming that the fact that my conveyancer in Hawkshead is not listed on my bank's solicitor panel that there is a problem with the standard of his conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Hawkshead conveyancing firm and enquire why they are no longer on the approved list for your bank.
How up to date is your search tool for Hawkshead conveyancing solicitors on the Virgin Money conveyancing panel? Do Virgin Money send you an updated list?
Hawkshead conveyancing firms themselves provide us confirmation that they are on the Virgin Money conveyancing panel as opposed to being supplied with a list from Virgin Money directly.
We are due to move house in January. Will my conveyancing solicitor update the removal company on the completion day. On a separate note, can you recommend a removal company in Hawkshead. Conveyancing firm was organised prior to coming across your page.
On the day of completion you will need to collect the keys from the property agent but this can only happen when the vendors lawyers advise the agent that the monies to complete are in and the keys can be released. Subsequently you can inform the removal company that you are ready to move in. We are not in a position to recommend a specific removal company but can help you find a conveyancing in Hawkshead or a solicitor with expertise in conveyancing in Hawkshead.
I happen to be the sole beneficiary of my late grandmother’s estate and I have everything in my name now, including the my former home in Hawkshead. Conveyancing formalities meant that the Land Registry date was in November. I plan to dispose of the house. I understand that there is a CML six month 'rule', meaning my proprietorship will be treated the same way as though I had purchased the property in November. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. How sensible a view lenders take of it, depend on the bank as this clause primarily exists to identify the purchase and immediately sell or the quick reselling of properties.
Can you point me to a directory of Santander panel solicitors in Hawkshead on the Building Society Association’s Website?
Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings visible online. If you are looking for a Hawkshead solicitor on the Santander please make the most of our facility.
My father has suggested that I instruct his lawyers for conveyancing in Hawkshead. Should I choose my own conveyancer?
Much as we are happy to recommend a Hawkshead conveyancing lawyer the ideal way to choose a conveyancing lawyer is to seek feedback from friends or family who have actually used the firm that you are contemplating using.
I today plan to offer on a house that seems to meet my requirements, at a reasonable price which is making it more attractive. I have subsequently discovered that it's a leasehold as opposed to freehold. I would have thought that there are issues buying a leasehold house in Hawkshead. Conveyancing lawyers have are about to be appointed. Will they explain the issues?
The majority of houses in Hawkshead are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Hawkshead in which case you should be shopping around for a Hawkshead conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a tenant you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example obtaining the landlord’spermission to conduct alterations. You may also be required to pay a service charge towards the maintenance of the estate where the property is part of an estate. Your conveyancer will appraise you on the various issues.
I bought a 2 bed flat in Hawkshead, conveyancing formalities finalised half a dozen years ago. 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? Similar flats in Hawkshead with over 90 years remaining are worth £222,000. The ground rent is £50 levied per year. The lease ends on 21st October 2095
You have 71 years remaining on your lease we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.
I today plan to offer on a house that seems to be perfect, at a reasonable price which is making it all the more appealing. I have since discovered that the title is leasehold as opposed to freehold. I am assuming that there are issues buying a leasehold house in Hawkshead. Conveyancing lawyers have are soon to be instructed. Will my lawyers set out the risks of buying a leasehold house in Hawkshead ?
The majority of houses in Hawkshead are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. It is clear that you are buying in Hawkshead so you should seriously consider looking for a Hawkshead conveyancing solicitor and be sure that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as obtaining the freeholder’spermission to conduct alterations. It may be necessary to pay a contribution towards the maintenance of the communal areas where the house is located on an estate. Your conveyancer will advise you fully on all the issues.