My Conveyancer in Corfe Mullen is not listed on the HSBC Bank Solicitor Panel. Is it possible for me to use my family solicitor even though they are excluded from the HSBC Bank panel?
Your options are as follows:
- Carry on with your preferred Corfe Mullen solicitors but HSBC Bank will need to use a solicitor on their list of acceptable firms. This will result in additional total conveyancing charges and result in delays.
- Get a new practitioner to act in the purchase, not forgetting to check they are Convince your lawyer to do everything within their powers to join the HSBC Bank conveyancing panel
When it comes to lenders such as Bank of Ireland, do Corfe Mullen conveyancing practitioners have to pay a yearly amount to be on the list of approved solicitors?
We are not aware of any lender fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
I have decided to exercise my right to buy my property in Corfe Mullen off the council. I have a mortgage agreed with Bank of Ireland. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.
I recently had an offer accepted on an apartment in Corfe Mullen. My mortgage broker recommended their conveyancers. I paid an advanced payment of £225. A few days later, the solicitor contacted me to say that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I purchased a 4 bedroom Victorian house in Corfe Mullen. Conveyancing lawyer acted for me and Chelsea Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold with the exact same property. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Corfe Mullen and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing solicitor who conducted the conveyancing.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Corfe Mullen is the location of the property. What do you suggest?
Flying freeholds in Corfe Mullen are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Corfe Mullen you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Corfe Mullen may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am tempted by the attractive purchase price for a two maisonettes in Corfe Mullen both have approximately 50 years left on the leases. Should I regard a short lease as a deal breaker?
There are plenty of short leases in Corfe Mullen. The lease is a right to use the property for a period of time. As a lease gets shorter the saleability of the lease reduces and it becomes more expensive to extend the lease. For this reason it is generally wise to increase the term of the lease. Sometimes it is difficult to sell a property with a short lease because mortgage lenders less inclined to grant a loan on such properties. Lease extension can be a protracted process. We advise that you seek professional assistance from a conveyancer and surveyor with experience in this area.
I purchased a leasehold flat in Corfe Mullen, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Corfe Mullen with a long lease are worth £186,000. The ground rent is £55 yearly. The lease ceases on 21st October 2079
With 53 years remaining on your lease we estimate the price of your lease extension to span between £27,600 and £31,800 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.
Much to my surprise my conveyancing solicitor in Corfe Mullen has requested from me personal identification documents saying that this is part of his requirements as a solicitor on the bank Conveyancing panel. Can this be correct?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the mortgage company. This is not specific to conveyancing in Corfe Mullen