We are purchasing a 3 bedroom apartment in Cowfold with a mortgage. We like our Cowfold conveyancer, but the lender says he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or retain our Cowfold property lawyer as well as pay for one of their panel lawyers to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you 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. A further alternative is for your Cowfold conveyancing lawyer to apply to be on the conveyancing panel.
Can you suggest a Halifax allowed Cowfold conveyancing conveyancer that can complete within a short deadline? Am I best advised to unstruct a local Cowfold firm or a national comparison site?
We can recommend some very good Cowfold conveyancing firms. Another option is to visit the main road in Cowfold. Approach a couple of law practices and ask to speak with a conveyancing solicitor for a quote. Mention your deadline together with your reasons and get a commitment on speed. Select the one that genuine.
I have today made my last payment due on my mortgage with Principality. I assume I don't need a Cowfold solicitor on the Principality panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
I have decided to exercise my right to buy my property in Cowfold off the council. I have a mortgage agreed with Virgin Money. 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 use 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 Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
About to purchase house in Cowfold. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Cowfold conveyancer is on the Principality conveyancing panel.
I am buying a new build apartment in Cowfold. Conveyancing is daunting 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 questions that you can expect your new-build leasehold conveyancing in Cowfold
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. 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. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are architect prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
Helen (my wife) and I may need to let out our Cowfold garden flat for a while due to a new job. We used a Cowfold conveyancing practice in 2003 but they have closed and we did not have the foresight to get any guidance as to whether the lease allows us to sublet. How do we find out?
Even though your last Cowfold conveyancing solicitor is no longer around you can review your lease to check if you are permitted to let out the premises. The accepted inference is that if the lease is silent, subletting is permitted. There may be a precondition that you are obliged to obtain consent from your landlord or other appropriate person prior to subletting. The net result is that you cannot sublet without prior consent. Such consent should not be unreasonably turned down. If the lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.
I purchased a basement flat in Cowfold, conveyancing was carried out in 2000. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Cowfold with a long lease are worth £216,000. The ground rent is £50 invoiced every year. The lease runs out on 21st October 2094
You have 69 years left to run we estimate the price of your lease extension to be 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 advice on a more accurate figure without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.
After what seems like an age a loan agreement from a lender for the remortgage of my 2 bedroom maisonette is expected any day now. Can you recommend an efficient remortgage conveyancing law firm in Cowfold ?
You are on the wrong site if you are in need of a cheap conveyancing solicitors in Cowfold. We can offer you cost effective conveyancing but we do not aim to work with the cheapest lawyers. Avoid the trap of appointing brokers offering low cost conveyancing in Cowfold.At best, in opting for cheap conveyancing, you will end up with what you pay for and at worst you will end up invoiced for additional fee and still not receive the service required.