We are planning to acquire a house and require a conveyancing solicitor in Axminster who is on the Leeds Building Society conveyancing panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Leeds Building Society . We don't recommend any particular firms conducting conveyancing in Axminster.
The Axminster conveyancing firm that just started acting on my purchase in Axminster have suddenly closed. I chose them because I had to have a solicitor on the Co-operative conveyancing panel and my previous Axminster lawyer was not. I wrote them a cheque for two hundred pounds in advance. What should be my next steps?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Co-operative conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.
Is it correct that all Axminster CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing panel?
Some major lenders now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
We had appointed conveyancers located in Axminster on the Barclays solicitor approved list. They have just invoiced me a supplemental sum for handling the Barclays mortgage. Is this a supplemental conveyancing fee set by Barclays?
Provided it is contained in their Terms of Engagement or Quote then yes your solicitor can charge a fee for this. This fee is not dictated by Barclays but by your Axminster property lawyer. Some firms on the Barclays panel will levy ’dealing with mortgage’ fee but many practices include it on their overall fee.
Completion of my remortgage has taken place for my property in Axminster. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Due to the encouragement of my in-laws I had a survey completed on a house in Axminster in advance of instructing conveyancers. I have been informed that there is a flying freehold aspect to the property. The surveyor advised that some mortgage companies tend refuse to issue a mortgage on a flying freehold property.
It varies from the lender to lender. Lloyds has different instructions from Nationwide. If you e-mail us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Axminster. Conveyancing will be smoother if you use a solicitor in Axminster especially if they are acquainted with such properties in Axminster.
I have just started marketing my ground floor flat in Axminster. Conveyancing is yet to be initiated, but I have recently received a half-yearly service charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should clear the invoice as you normally would because all rents and maintenance invoices should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I acquired a basement flat in Axminster, 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 Axminster with over 90 years remaining are worth £181,000. The average or mid-range amount of ground rent is £55 yearly. The lease terminates on 21st October 2076
You have 51 years remaining on your lease we estimate the price of your lease extension to be between £30,400 and £35,200 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure 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 considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.
If instructed can a conveyancer remove a name from the title of my home in Axminster ?
Subtracting or adding someone to the title of your property is relatively straightforward. You’ll need to appoint a solicitor to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancer