Am I correct in assuming that the fact that my solicitor in Braunton is not on my lender's conveyancing panel that there is a problem with the quality of his work?
That is most likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. If you are concerned you should contact the Braunton conveyancing practice and enquire why they are no longer on the approved list for your bank.
I am looking to buy a house and require a conveyancing solicitor in Braunton who is on the The Royal Bank of Scotland approved. Can you recommend a local conveyancing 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 Royal Bank of Scotland in certain locations such as Braunton. We dont recommend any particular firm.
My partner and I are in the throws of viewing flats in Braunton and I am about to put in an offer. Is it best to have my property lawyer on ‘stand by’? I intend to finance via a mortgage with UBS.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are seeking a mortgage with UBS, make sure you remember to check that your lawyer is on the UBS conveyancing panel.
I have a mortgage with TSB for my property in Braunton. Conveyancing was finalised 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?
Your original mortgage agreement with TSB will provide that you need their approval before renting your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. It should not be necessary to do this via a TSB conveyancing panel solicitor.
I was told three weeks ago that my mortgage has been agreed to by Virgin Money. Is it usual for Virgin Money to only issue the offer once my solicitor in Braunton is approved on their conveyancing panel? Virgin Money have asked my solicitor to see a copy of their PI Insurance.
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 Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have justfound out that Action Conveyancing have been shut down. They carried out my conveyancing in Braunton for a purchase of a leasehold apartment 12 months ago. How can I be sure that my home is not still registered in the name of the previous owner?
The easiest way to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Braunton conveyancing specialists.
How do I use your search tool to choose a conveyancing practitioner in Braunton on the panel for my bank?
Step one is to select a lender such as HSBC Bank, Skipton Building Society or Aldermore then type in your location for instance Braunton. Conveyancing practices in Braunton and further afield will then be shown.
Do you have any top tips for leasehold conveyancing in Braunton from the perspective of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in Braunton can be avoided if you instruct lawyers as soon as your agents start advertising the property and request that they start to collate the leasehold information needed by the purchasers’ conveyancers. If there is a history of conflict with your freeholder or managing agents it is very important that these are resolved prior to the flat being marketed. The buyers and their solicitors will be reluctant to purchase a property where there is a current dispute. You will have to accept that you will have to pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is clearly preferable to reveal the dispute as historic as opposed to unresolved. If you have carried out any alterations to the property would they have required Landlord’s permission? In particular have you laid down wooden flooring? Braunton leases often stipulate that internal structural alterations or addition of wooden flooring necessitate a licence issued by the Landlord consenting to such alterations. Where you fail to have the paperwork to hand you should not contact the landlord without checking with your conveyancer in advance. You may think that you are aware of the number of years remaining on your lease but it would be advisable double-check by asking your conveyancers. A buyer’s lawyer will not be happy to advise their client to where the remaining number of years is under 75 years. It is therefore important at an as soon as possible that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale.
I inherited a garden flat in Braunton, conveyancing formalities finalised in 2000. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Braunton with an extended lease are worth £265,000. The ground rent is £50 charged once a year. The lease ends on 21st October 2100
With just 75 years unexpired we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.