My property lawyer in Bulwell is not on the Bank of Scotland Conveyancing Panel. Can I still retain my family solicitor even though they are excluded from the Bank of Scotland panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your preferred Bulwell lawyers but Bank of Scotland will need to use a solicitor on their panel. This will result in additional total legal fees and result in frustration.
- Choose a new lawyer to act in the purchase, obviously checking they are on the Bank of Scotland panel
The deeds to my house can not be found. The solicitors who did the conveyancing in Bulwell 4 years ago no longer exist. What are my options?
Assuming you have a registered title the information relating to your proprietorship will be retained by HMLR under a Title Number. It is easy to perform a search at the Land Registry, identify your property and secure up to date copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will in most cases retain a file copy of the Registered Lease and again, a copy can be obtained for twenty pounds.
I opted to have a survey carried out on a house in Bulwell ahead of retaining lawyers. I have been informed that there is a flying freehold aspect to the house. The surveyor has said that some banks tend refuse to give a mortgage on this type of home.
It depends who your proposed lender is. Lloyds has different instructions for example to Halifax. Should you wish to call us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Bulwell. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bulwell to see if the conveyancing will be more expensive.
We're new to the buying process - had an offer accepted, but the selling agent has warned us that the seller will only go ahead if we appoint the agent's preferred conveyancers as they want an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer accustomed to conveyancing in Bulwell
We suspect that the owner is unaware of this requirement. Should the vendor desire ‘a quick sale', turning down a motivated buyer is is going to put the whole deal at risk. Contact the vendors directly and make sure they understand (a)you are serious purchasers (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you intend to instruct your preferred Bulwell conveyancing firm - rather thanthe ones that will provide their estate agent a introducer fee or hit his conveyancing figures demanded by HQ.
I am in need of some leasehold conveyancing in Bulwell. Before I get started I require certainty as to the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and almost all are in Bulwell - 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 inherited a studio flat in Bulwell, conveyancing was carried out October 1999. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Bulwell with over 90 years remaining are worth £186,000. The ground rent is £55 yearly. The lease runs out on 21st October 2077
With just 52 years remaining on your lease we estimate the premium for your lease extension to range between £29,500 and £34,000 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 cannot give you the actual costs without more detailed investigations. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.
I am purchasing a property and require a conveyancing solicitor in Bulwell who is on the lender solicitor panel. Could you point me in the right direction as regards a Bulwell solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the lender who conduct conveyancing in Bulwell. We dont recommend any particular solicitor.