Me and my wife are buying property in Braunstone. My lawyer is not on the lender conveyancing list. Is it possible for me to continue with my Braunstone conveyancing solicitor notwithstanding that they are excluded from the bank panel of approved conveyancing solicitors?
You will need to instruct a conveyancing practitioner to deal with the legal work required when you need a mortgage to buy your home. The lawyer will conduct all the appropriate legal checks on the property, ensuring that you’re properly registered as the owner and ensure that all the required mortgage paperwork is dealt with. One can select a Braunstone solicitor of your choice. However, if the lawyer appointed is not a member of the bank conveyancing panel additional fees will arise as separate legal representation will be need by the mortgage company. Bank panel applications can be submitted, so if your conveyancer has not previously applied for membership they should take the opportunity to apply.
As a novice what is the most important advice you can impart regarding purchase conveyancing in Braunstone?
Not many law firms or advisers will tell you this but conveyancing in Braunstone and elsewhere in England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there is an abundance of opportunity for friction between you and others involved in the legal transfer of property. E.g., the seller, property agent and even potentially a bank. Choosing a law firm for your conveyancing in Braunstone an important selection as your conveyancer is your adviser, and is the ONE person in the process whose interest is to protect your legal interests and to protect you.
We are witnessing a worrying creep of a "blame" culture- someone has to be blamed for the process being so protracted. We recommend that you your first instinct should be to trust your lawyer above all other players in the home moving process.
I am planning to acquire a property and require a conveyancing solicitor in Braunstone who is on the The Mortgage Works conveyancing. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for The Mortgage Works in certain locations such as Braunstone. We dont recommend any particular firm.
I own a renovated Victorian property in Braunstone. Conveyancing solicitor acted for me and Britannia. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold under the matching address. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Braunstone and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with the conveyancing practitioner who conducted the conveyancing.
My brother has suggested that I instruct his conveyancing solicitors in Braunstone. Do I follow his guidance?
There are no two ways about it the best way to find a conveyancing lawyer is to get recommendations from friends or relatives who have actually previously instructed the conveyancer you're considering.
Can you offer any advice when it comes to appointing a Braunstone conveyancing practice to carry out our lease extension conveyancing?
When appointing a conveyancer for lease extension works (regardless if they are a Braunstone conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with two or three firms including non Braunstone conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be helpful:
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If they are not ALEP accredited then what is the reason?
I purchased a 1 bedroom flat in Braunstone, conveyancing formalities finalised in 2009. How much will my lease extension cost? Similar properties in Braunstone with a long lease are worth £195,000. The ground rent is £45 invoiced annually. The lease ceases on 21st October 2088
You have 63 years unexpired we estimate the premium for your lease extension to be between £16,200 and £18,600 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be 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 placing reliance on this information before seeking the advice of a professional.