Is the fact that my solicitor in Corwen is not identified on my bank's conveyancing panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Corwen conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
Would the conveyancing practitioners highlighted through your ’find a lawyer’ tool conduct right to buy conveyancing in Corwen?
We do have a number of conveyancing lawyers carrying out right to buy conveyancing matters You should contact us in order to secure a costs calculation.
My wife and I have recently appointed a conveyancing solicitor in Corwen. I I am struggling to find out if they are accepted on the Nationwide Building Society approved list of lawyers. Can you help?
The first thing you should do is phone your solicitor and enquire whether they can act for the lender. Otherwise you can call Nationwide Building Society who may be able to assist.
I am purchasing a detached bungalow in Corwen. We would like to an extension at the rear at the house.Will the conveyancing process include investigations to determine if these alterations were previously refused?
Your solicitor should review the deeds as conveyancing in Corwen will on occasion identify restrictions in the title deeds which prevent certain works or need the consent of a 3rd party. Some additions call for local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these issues with a surveyor prior to committing yourself to a purchase.
We previously chose conveyancers located in Corwen on the Santander solicitor panel. They are now charging me an additional fee for the legal aspects of the Santander mortgage. Is this an additional conveyancing fee set by Santander?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your solicitor may charge a fee for this. The fee is not dictated by Santander but by your Corwen property lawyer. Numerous firms on the Santander panel will quote an ‘acting for lender’ fee and others do not.
My wife and I are spending time viewing houses in Corwen and I am now considering a potential offer. Is it best to have my conveyancer on ‘stand by’? I am planning to take a mortgage with Nottingham.
It would be advisable to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are taking out a mortgage with Nottingham, make sure you remember to check that your lawyer is on the Nottingham conveyancing panel.
Having checked my lease I have discovered that there are only 62 years unexpired on my flat in Corwen. I need to extend my lease but my freeholder is can not be found. What are my options?
On the basis that you qualify, 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 enable the lease to be granted an extra 90 years by the Court. However, you will be required to demonstrate that you have made all reasonable attempts to track down the freeholder. For most situations a specialist would be useful to try and locate and prepare a report to be used as evidence that the landlord is indeed missing. It is advisable to get professional help from a property lawyer in relation to investigating the landlord’s disappearance and the vesting order request to the County Court covering Corwen.
I acquired a garden flat in Corwen, conveyancing having been completed 5 years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in Corwen with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 per annum. The lease terminates on 21st October 2094
With just 69 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 plus costs.
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 without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.
As a leasehold owner I am on the hook for a service charge for my property in Corwen. Due to losing my job and personal issues I slipped behind with payments. The freeholders agreed a payment schedule but there is still two due to be paid.
I am under pressure to dispose of the property and I am nervous that this can hold me back if I have to discharge the amount due first. I'd like to sell up and then repay the debt from the proceeds - is this viable?
The conveyancer dealing with your Corwen sale should be able to negotiate with the appropriate parties, and agree with them whether or not they would accept settlement out of the completion monies. Here is an example of why it is sensible to choose a property lawyer in Corwen as they are likely to enjoy an established relationship with the management company.