Is the fact that my solicitor in Byfleet is not on my bank's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
That would most likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 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. Where you are concerned you should simply call the Byfleet conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Our god-son is about to exchange on a newly built flat in Byfleet with a home loan from Bank of Ireland. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Bank of Ireland conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Bank of Ireland conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We note that you have a post code search directory identifying firms on the Skipton conveyancing panel. Do firms pay you a commission if I instruct them for our conveyancing in Byfleet?
We are a listing service only for law firms wishing to communicate if they are on the Skipton conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Byfleet.
I am assisting my mother sell her property in Byfleet. Does the conveyancer commission the EPC or do I organise this?
Following the demise of HIPs, energy assessments became a mandatory element of moving house. An EPC must be to hand in advance of the property being advertised. This is not as aspect of the sale process that lawyers normally arrange. If you are using a Byfleet conveyancing practitioner they might be willing to arrange EPC’s given their contacts with long established local assessors
How can we tell if a Byfleet conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Byfleet seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor carrying out your conveyancing.
Two weeks ago we had a mortgage agreed in principle with UBS. Byfleet conveyancing practitioners have been chosen. What is the average time that one could expect to receive a mortgage offer from UBS?
Some lenders take longer than others. Have UBS completed the survey? Have you informed UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Back In 2007, I bought a leasehold house in Byfleet. Conveyancing and Alliance & Leicester mortgage are in place. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1996. The conveyancing practitioner in Byfleet who acted for me is not around. What should I do?
The first thing you should do is make enquiries of HMLR to make sure that this person is indeed the new freeholder. There is no need to incur the fees of a Byfleet conveyancing practitioner to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I inherited a split level flat in Byfleet, conveyancing was carried out January 1997. Can you work out an approximate cost of a lease extension? Corresponding flats in Byfleet with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease runs out on 21st October 2088
With only 62 years unexpired we estimate the premium for your lease extension to range between £17,100 and £19,800 as well as legals.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.
The property lawyers conducting our conveyancing in Byfleet has forwarded documents to review that show the land is unregistered with epitome documents. Is it not the case that all houses in Byfleet should be registered?
It is rare for premises in Byfleet to be unregistered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Plenty of Byfleet conveyancing practitioners should be familiar with such matters but in the event that uncertainty reigns the conventional advice nowadays appears to be for the vendor’s solicitor to deal with the registration formalities first and thereafter deal with the disposal - this can though naturally result in a protracted home move.