My husband and I are buying a 3 bedroom apartment in Brynmill with a mortgage. We wish to retain our Brynmill solicitor, however the bank advise she’s not on their "panel". It seems we have little choice but to instruct one of the bank panel solicitors or continue with our Brynmill conveyancing practitioner and pay for one of their panel firms to represent them. We feel that this is inequitable; can we not require that the mortgage company use our Brynmill solicitor ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Brynmill conveyancing solicitor to apply to be on the conveyancing panel.
Completed the sale of my flat in Brynmill last April but the buyer keeps Skype messaging every few hours to say their lawyer needs to hear from mine. What are the post completion sale formalities following completion?
After completion of your house sale your lawyer is committed to forward the transfer documentation and all additional paperwork to the buyer’s solicitors. Depending on the transaction, your lawyer should also send confirmation that the home loan has been discharged to the purchasers solicitors. There are no post completion tasks just for conveyancing in Brynmill.
Our mortgage company has suggested solicitors on their panel based in Brynmill but I would rather choose a conveyancing lawyer in Brynmill or nearer to where I live. Are you able to assist?
Not all Brynmill conveyancing practitioners are approved and listed on all banks conveyancing panel. Please make use of the above find an approved solicitor tool to find a Brynmill conveyancing solicitor on the on the bank panel.
I require quick conveyancing in Brynmill as I have an ultimatum to exchange contracts within 3 weeks. Luckily I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?
As you are not taking a home loan you have the choice not to have searches conducted although no lawyer would suggest that you don't. Drawing on years of experience of conveyancing in Brynmill the following are instances of issues that can be revealed and adversely affect market value: Refused Planning Applications, Overdue Charges, Overdue Grants, Road Schemes,...
I am in need of some leasehold conveyancing in Brynmill. Before diving in I require certainty as to the number of years remaining on the lease.
Assuming the lease is registered - and most are in Brynmill - then the leasehold title will always include the short particulars 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 bought a 1 bedroom flat in Brynmill, conveyancing was carried out April 2004. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Brynmill with a long lease are worth £201,000. The ground rent is £45 charged once a year. The lease finishes on 21st October 2089
With only 65 years unexpired we estimate the premium for your lease extension to span between £13,300 and £15,400 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.