I plan on acquiring a flat in Benson. My Solicitor has never been on on the bank approved panel. Is it possible for me to use my Benson conveyancing solicitor notwithstanding that they are not on the lender list of approved lawyers?
Various options include
- Proceed with your existing Benson conveyancer but your lender will need to retain a solicitor from their conveyancing panel. The net result is additional charges together with potential frustration.
- Get a fresh conveyancer to conduct the conveyancing, obviously checking they are on the bank conveyancing panel.
- Convince your property lawyer to pull out all the stops to get accepted on the bank’s conveyancing panel
We are purchasing a house in Benson. It might be a silly question but how we can trust a conveyancer? On the day of competition we have to send our life savings into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We expect to receive a AIP from Leeds Building Society this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Benson solicitors on the Leeds Building Society conveyancing panel, or is it better to go independently?
You will need to appoint Benson solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
My husband and I are at the point of viewing houses in Benson and I am now considering a potential offer. Is it wise to have a conveyancing practitioner on ‘stand by’? I intend to finance via a mortgage with Yorkshire BS.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are getting a mortgage with Yorkshire BS, ask your prospective lawyers if they are on the Yorkshire BS conveyancing panel otherwise they can't do the mortgage legal work.
The deeds to our property can not be found. The solicitors who did the conveyancing in Benson 4 years ago are no longer around. What do I do?
You no longer need to hold title original deeds to establish that you own the land or premises, as the Land Registry hold details of all registered land or property electronically.
I am thinking of appointing a conveyancing practitioner in Benson for my home move. Can I review a solicitor's record with the profession’s regulator?
Anyone can review presented Solicitor Regulator Association (SRA) decisions stemming from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. To find information Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training purposes.
I am in need of some leasehold conveyancing in Benson. Before I set the wheels in motion I would like to find out the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and almost all are in Benson - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I invested in buying a basement flat in Benson, conveyancing formalities finalised in 2007. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Benson with over 90 years remaining are worth £227,000. The ground rent is £50 invoiced annually. The lease ceases on 21st October 2097
You have 72 years left to run we estimate the price of your lease extension to span between £9,500 and £11,000 plus legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.
Are you able to clarify what options are open to me if my Benson conveyancing searches reveals detrimental results?
Ordinarily, the majority of adverse entries exposed in Benson conveyancing search responses can be addressed in advance of completion or indemnity insurance can be put in place. You should remember that regardless of the fact that you are acquiring the premises and may be willing to accept the search results, your lender may not, and ultimately have the final decision.