Recently been in touch with my conveyancing solicitor in Cheslyn Hay who acted for me two years ago and wanted a conveyancing estimate based on the same type of home move (a leasehold premises and a freehold property) of almost identical values with a home loan from Lloyds TSB Bank. I am now being quoted twice the amount. Should I look for an alternative firm of conveyancing solicitor?
The estimate fees seem a tad high. If you shop around you may be able to decrease the fees marginally by as much as a hundred pounds. That being said, providing that you were happy with the service the firm provided you maylive to regret opting for an an untested lawyer. If is important to be sure that the conveyancer can represent Lloyds TSB Bank. You can use our search tool to choose a Cheslyn Hay conveyancing firm on the Lloyds TSB Bank member panel, which can often include conveyancing solicitors in Cheslyn Hay.
We are looking to buy a property and require a conveyancing solicitor in Cheslyn Hay who is on the Bank of Ireland solicitor panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Cheslyn Hay.
I just bought a property at auction in Cheslyn Hay. Conveyancing is required. What are my next steps?
Having for in every practical sense signed on the dotted line you should appoint a conveyancing practitioner as a matter of urgency as you now have a tight a fixed date to complete the transaction. All auction property will have a bespoke legal set of papers. This should include evidence of title and search results. In the case of leasehold premises the conveyancing pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to leasehold premises. You should pass this on to the solicitor working for you as soon as possible. Do make sure that you have funds organised to complete the transaction on the set completion date.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Cheslyn Hay conveyancer on the Coventry BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
I was told two weeks ago that my mortgage has been agreed to by Coventry BS. Is it usual for Coventry BS to only issue the offer once my solicitor in Cheslyn Hay is approved on their conveyancing panel? Coventry BS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Is it simple use the search facility to select a conveyancing solicitor in Cheslyn Hay on the authorised to act for my mortgage?
Step one is to choose a bank such as National Westminster Bank, Leeds Building Society or Clydesdale then choose your preferred area for instance Cheslyn Hay. Conveyancing practices in Cheslyn Hay and further afield should be listed.
I work for a long established estate agency in Cheslyn Hay where we have witnessed a few flat sales put at risk as a result of short leases. I have been given inconsistent advice from local Cheslyn Hay conveyancing solicitors. Can you clarify whether the vendor of a flat can commence the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I acquired a 1 bedroom flat in Cheslyn Hay, conveyancing having been completed in 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Cheslyn Hay with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ceases on 21st October 2094
With 69 years remaining on your lease we estimate the premium for your lease extension to span between £9,500 and £11,000 plus legals.
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 in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.
My wife and I accepted an offer on a Cheslyn Hay property left to us ten years ago in 2009. I have over a decades worth of conveyancing know-how and, although retired, see no reason not to undertake my own legal work. The purchaser's lawyer has informed me that their building society will not allow us to do our own conveyancing requiring the funds to be transferred to a solicitor's bank account.
Lending requirements to conveyancing practitioners from all CML members state that If the vendor does not have legal representation the buyer’s lawyers should check whether the mortgage company needs to be notified so that a decision can be made if they are prepared to proceed.