I am in the process of selling my house in Corsham and the EA has just telephoned to warn that the purchasers are switching conveyancer. I am told that this is due to the fact that the mortgage company will only deal with solicitors on their conveyancing panel. On what basis would a big named mortgage company only engage with certain law firms rather the firm that they want to choose to handle their conveyancing in Corsham ?
UK lenders have always had panels of law firms that can represent them, but in recent years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Mortgage companies justify this action to a rise in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.
Can your site be used to recommend a Conveyancing solicitor in Corsham even where I’m not purchasing or selling a house, for instance where I want to acquire an office in Corsham with a loan from Nationwide Building Society?
Our comparison service is predominantly utilised to select domestic conveyancing solicitors in Corsham but we have set out towards the bottom of this page a few Corsham commercial conveyancing firms. You will need to make contact with the company directly to check if they are also authorised to represent Nationwide Building Society
We are planning to purchase with Earl Shilton BS. I dropped in 3 or 4 high street firms yet cant to find a Corsham conveyancing firm on the Earl Shilton BS panel. Please you help?
Feel free to take advantage of the find a lender approved solicitor tool on this page. Pick the lender and type Corsham or your preferred area and you will see numerous conveyancers based in Corsham or near you.
I opted to have a survey carried out on a property in Corsham in advance of appointing solicitors. I have been advised that there is a flying freehold element to the property. My surveyor advised that some mortgage companies may not grant a loan on such a premises.
It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. Should you wish to telephone us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Corsham. Conveyancing may be slightly more expensive based on your lender's requirements.
Taking into account that I am about to part with over three hundred thousand on a house in Corsham I would like to have a conversation with the conveyancer regarding thehouse move in advance of appointing the firm. Is this something that you can arrange?
This is something that we encourage - we would be delighted to talk to you we do not take any clients on without you first talking to the lawyer who will be conducting your property ownership legalities in Corsham.There is no ‘factory style conveyancing’ - each client is an important individual, not a matter reference. The practices that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Corsham should be the amount on the final invoice that you end up paying.
I only have Seventy years unexpired on my flat in Corsham. I now wish to extend my lease but my freeholder is can not be found. What options are available to me?
On the basis that 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 for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to prove that you or your lawyers have made all reasonable attempts to find the lessor. For most situations an enquiry agent may be helpful to conduct investigations and to produce a report to be used as evidence that the landlord is indeed missing. It is wise to seek advice from a solicitor both on proving the landlord’s absence and the application to the County Court covering Corsham.
I invested in buying a ground floor flat in Corsham, conveyancing having been completed 4 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Corsham with over 90 years remaining are worth £176,000. The ground rent is £50 per annum. The lease ceases on 21st October 2105
With only 80 years remaining on your lease we estimate the price of your lease extension to range between £7,600 and £8,800 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.