We are looking to buy a property and require a conveyancing solicitor in Beaminster who is on the UBS conveyancing panel. Could you point me in the right direction as regards a conveyancing 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 UBS . We don't recommend any particular firms conducting conveyancing in Beaminster.
We had instructed conveyancing lawyers with offices in Beaminster on the Skipton solicitor approved list. They have just billed me a separate charge for the legal aspects of the Skipton mortgage. Is this an additional conveyancing fee specified by Skipton?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your property lawyer may charge a fee for this. This charge is not set by Skipton but by your Beaminster lawyer. Plenty of firms on the Skipton panel will charge ’dealing with mortgage’ fee and others do not.
It is unclear whether my lender requires a lease extension. I have telephoned my Beaminster bank branch on numerous occasions and was advised it wasn't an issue and they will lend. My Beaminster conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Your conveyancing practitioner has to follow the CML Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I was told two weeks ago that my mortgage has been agreed to by Skipton. Is it usual for Skipton to only issue the offer once my solicitor in Beaminster is approved on their conveyancing panel? Skipton have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am intent on selling our home in Beaminster and according to the buyers it appears that there is a risk of it being built on contaminated land. Any high street Beaminster lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed an internet conveyancing firm as opposed to a conveyancing solicitor in Beaminster. We have lived in Beaminster for three years we know that this is a non issue. Should we get in touch with our local Authority to seek clarification need.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I'm refinancing my current property to a BTL loan with HSBC Bank and intend to use the remaining equity as a deposit on a second house. The neighborhood we are looking at is Beaminster. Will your solicitors be able to act for the two banks and link together the transactions?
Do use our search tool on this site to be sure that the solicitors are on the relevant lender panels. Assuming that they are the conveyancer should be able to tie up the two transactions but you should talk with you lawyer and make clear your expectations and needs.
I have been sourcing a conveyancing lawyer in Beaminster for my purchase. Can I see a solicitor's record with the profession’s regulator?
Anyone may review presented Solicitor Regulator Association (SRA) decisions arising from investigations started on or after 1 January 2008. Go to Check a solicitor's record. To find records Pre 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The SRA may monitor telephone calls for training purposes.
I am attracted to a couple of apartments in Beaminster both have in the region of forty five years remaining on the leases. should I be concerned?
A lease is a right to use the property for a period of time. As the lease shortens the marketability of the lease reduces and results in it becoming more expensive to acquire a lease extension. For this reason it is generally wise to increase the term of the lease. Sometimes it is difficulties arise selling premises with a short lease as mortgage companies may be unwilling to lend money on properties of this type. Lease extension can be a protracted process. We advise that you get professional assistance from a conveyancer and surveyor with experience in this arena.
I acquired a 2 bed flat in Beaminster, conveyancing having been completed 9 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Beaminster with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 levied per year. The lease expires on 21st October 2084
You have 59 years unexpired the likely cost is going to be between £20,900 and £24,200 plus legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.