My husband and I are buying a 2 bedroom apartment in Cottesmore with a mortgage. We like our Cottesmore solicitor, however the bank says he's not on their "panel". We have to appoint one of the bank panel solicitors or retain our Cottesmore solicitor as well as pay for one of their panel firms to represent them. This feels very unfair; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Cottesmore conveyancing solicitor to apply to be on the conveyancing panel.
At what point does exchange of contracts take place for residential conveyancing in Cottesmore and am I required to be at the conveyancers office?
If you are near to our conveyancing solicitors in Cottesmore you are invited in to sign the paperwork. That being said, the firms we work with supply a countrywide conveyancing service and provide just as diligent and professional a job for you when dealing with you electronically. The signing of the contract is not the point of no return. A signed contract is just a prerequisite for the conveyancer to exchange contracts when the time is right, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Cottesmore)to be in the office available at the end of the phone to exchange contracts.
I need some fast conveyancing in Cottesmore as I am under pressure to exchange contracts in less than 4 weeks. Fortunately I do not need a mortgage. Can I decline from having conveyancing searches to save money and time?
As you are are a mortgage free purchaser you are at free not to have searches carried out although no solicitor would advise that you don't. With plenty of history conveyancing in Cottesmore the following are examples of issues that can arise and adversely impact market value: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Railway Schemes,...
I used Action Conveyancing several years past for my conveyancing in Cottesmore. Now, I need my files but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Cottesmore of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
About to purchase a new build apartment in Cottesmore. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Cottesmore
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
What advice can you give us when it comes to finding a Cottesmore conveyancing firm to deal with our lease extension?
If you are instructing a property lawyer for lease extension works (regardless if they are a Cottesmore conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We suggest that you talk with two or three firms including non Cottesmore conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:
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Can they put you in touch with clients in Cottesmore who can give a testimonial?
I own a garden flat in Cottesmore, conveyancing having been completed March 2006. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Cottesmore with over 90 years remaining are worth £207,000. The ground rent is £60 per annum. The lease terminates on 21st October 2082
With only 57 years unexpired the likely cost is going to span between £28,500 and £33,000 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.