We are looking to buy a property and need a conveyancing solicitor in Common Edge who is on the Santander approved panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Common Edge.
We wanted to use a conveyancing solicitor in Common Edge for our house purchase. Our financial adviser informed us that our mortgage company National Westminster Bank won't deal with them. Surely this is unfair competition?
A decade ago most banks had a different appetite for risk. Almost all Common Edge conveyancing firms would have been on many lender panels. The financial services regulator in 2010 conducted a thematic review into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more data from law firms relating to their operations and the individuals who work for them and establishing certain criteria such a completing on a minimum volume of transactions. Many Common Edge conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Common Edge is amongst the many locations where the solicitors we recommend are on the panel for National Westminster Bank.
How does conveyancing in Common Edge differ for newly converted properties?
Most buyers of new build or newly converted property in Common Edge approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is finished. This is because house builders in Common Edge typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Common Edge or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a house in Common Edge before appointing lawyers. I have been told that there is a flying freehold element to the house. My surveyor advised that some lenders tend not issue a mortgage on such a home.
It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to telephone us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Common Edge. Conveyancing may be slightly more expensive based on your lender's requirements.
There are only Fifty years remaining on my flat in Common Edge. I am keen to extend my lease but my freeholder is absent. What are my options?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to find the lessor. On the whole an enquiry agent may be helpful to try and locate and to produce an expert document to be used as proof that the freeholder can not be located. It is wise to seek advice from a property lawyer both on proving the landlord’s absence and the vesting order request to the County Court covering Common Edge.
I inherited a studio flat in Common Edge, conveyancing formalities finalised in 2002. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Common Edge with an extended lease are worth £185,000. The ground rent is £65 invoiced every year. The lease runs out on 21st October 2085
You have 60 years left to run the likely cost is going to range between £20,000 and £23,000 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 extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.
A conveyancing firm acted on my conveyancing in Common Edge half a dozen years past having stored my deeds but has since been shut down – What can I do to get hold of these?
Deeds, as such, are no longer appropriate for the majority of properties in Common Edge are archived electronically at Land Registry. Where you need to show ownership or are disposing of or refinancing your conveyancing practitioner can obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.