Unfortunately I am unable to travel far from Charlbury. What is the rationale as to why all Charlbury conveyancing practitioners are not on all mortgage company panels?
Even though it may seem unfair for mortgage companies to restrict who can represent them, from the public’s or lawyer’s point of view, the the contrary view is that lending institutions are becoming ever more anxious and feel it imperative to shield themselves from illegal activities. As a consequence of this concern mortgage companies have reduced their conveyancing panel to a manageable size.
My mortgage company has recommended solicitors on their panel based in Charlbury but I would rather choose a conveyancing lawyer in Charlbury or nearer to where I live. Can you assist?
It is by no means the case that all Charlbury conveyancing firms are on all lender’s conveyancing panel. Use the above find an approved solicitor tool to locate a Charlbury conveyancing firm on the on the lender panel.
We are getting a further advance on our home loan from Co-operative as we wish to conduct alterations to our house in Charlbury. Do we need to choose a high street Charlbury solicitor on the Co-operative conveyancing panel to handle the paperwork?
Co-operative would not normally instruct a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative panel.
Completion of my remortgage has taken place for my property in Charlbury. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am due to exchange contracts on my flat. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Barclays are being difficult. The Charlbury solicitor who is on the Barclays conveyancing panel is recommending indemnity insurance as a solution but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have justbecome aware that Wolstenholmes have been shut down. They conducted my conveyancing in Charlbury for a purchase of a leasehold apartment 18 months ago. How can I be sure that the property is not still registered in the name of the former proprietor?
The quickest method to see if the premises 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 Charlbury conveyancing specialists.
I opted to have a survey completed on a property in Charlbury prior to appointing lawyers. I have been told that there is a flying freehold aspect to the property. Our surveyor advised that some banks tend refuse to grant a loan on this type of premises.
It depends who your proposed lender is. HSBC has different requirements for example to Nationwide. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Charlbury. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Charlbury to see if the conveyancing will be more expensive.
Do you have any advice for leasehold conveyancing in Charlbury with the intention of saving time on the sale process?
- Much of the frustration in leasehold conveyancing in Charlbury can be bypassed where you get in touch lawyers the minute your agents start advertising the property and ask them to put together the leasehold information which will be required by the buyers’ conveyancers. If you have the benefit of shareholding in the Management Company, you should make sure that you have the original share document. Obtaining a new share certificate can be a lengthy formality and delays many a Charlbury home move. Where a new share is required, you should approach the company officers or managing agents (where applicable) for this at the earliest opportunity. In the event that you altered the property did you need the Landlord’s consent? In particular have you installed wooden flooring? Most leases in Charlbury state that internal structural alterations or laying down wooden flooring necessitate a licence from the Landlord approving such changes. Where you dont have the paperwork in place you should not communicate with the landlord without checking with your lawyer before hand. Some Charlbury leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers.
I am the registered owner of a ground floor flat in Charlbury, conveyancing was carried out March 1995. 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 properties in Charlbury with an extended lease are worth £190,000. The ground rent is £65 levied per year. The lease terminates on 21st October 2085
With just 61 years unexpired the likely cost is going to be between £19,000 and £22,000 as well as costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure 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 should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.