We are buying a 1 bedroom flat in Chippenham with a mortgage. We like our Chippenham conveyancer, but the lender advise he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or continue with our Chippenham solicitor as well as pay for one of their panel firms to represent them. We regard this is unjust; are we not able to demand that the mortgage company use our Chippenham conveyancer ?
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. Another option that might be available is for your Chippenham conveyancing solicitor to apply to be on the conveyancing panel.
Our conveyancer has identified a a legal deficiency with the lease for the flat we are buying in Chippenham. The other side have suggested title insurance as a solution. We are content with insurance and will cover the costs. Our lawyer says that he must be satisfied that the mortgage company is happy with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Are the BSA intent on creating a online directory to list solicitors on the Coventry BS conveyancing panel for example in Chippenham?
We would not expect to be advised of any intention on the part of the BSA to promote such a tool.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Chippenham?
There are two types of lawyers who can do conveyancing in Chippenham namely licenced conveyancers or solicitors. The two can administer the legal services that you need to complete the disposal or acquisition of property. Both are duty bound to execute Chippenham conveyancing to the same standards and guidelines so you may be safe in the knowledge that your conveyancing will be professionally conducted and that all requisite steps will be accurately followed.
We are aiming to move home in December. Will my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you put forward a removal company in Chippenham. Conveyancing firm was found before I stumbled across your website.
On the afternoon of completion you can pick up the keys from your estate agent but this should only be done when the previous owners conveyancers inform the agent that the monies to complete are in and the keys can be handed over. You can inform the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can help you find a conveyancing in Chippenham or a legal practice that specialises in conveyancing in Chippenham.
We expect to receive a AIP from Barclays this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any Chippenham solicitors on the Barclays conveyancing panel, or is it better to go independently?
You will need to appoint Chippenham solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
Are there any apps to help identify a Chippenham law firm on the Leeds Building Society conveyancing panel? I have wheels and am prepared to travel upto 20kilometers to meet the conveyancer.
Feel free to make use of the tool on this website. Please select a lender and your location and you will see a number of Chippenham conveyancing lawyers locally. We have listed some Chippenham conveyancing firms towards the end of this page and you can ring them to verify if they are on the Leeds Building Society panel
I wish to sublet my leasehold apartment in Chippenham. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?
A small minority of properties in Chippenham do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I inherited a 1 bedroom flat in Chippenham, conveyancing formalities finalised February 2006. How much will my lease extension cost? Corresponding flats in Chippenham with a long lease are worth £190,000. The ground rent is £45 levied per year. The lease ends on 21st October 2086
With only 62 years unexpired the likely cost is going to be between £17,100 and £19,800 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.