Unfortunately I am unable to travel far from Cross Hands. Can you please explain the reason why all Cross Hands property lawyers are not on all bank panels?
Pre- 2008 most mortgage companies demonstrated an approach to risk which is different from today. The FSA in 2010 carried out a thematic review into mortgage fraud which concluded: know the lawyers on your panel. As a result, lenders have subsequently looked to extract more information from law firms concerning their operations and the staff employed by them and set certain criteria such as completing a minimum amount of transactions. Many law practices have found themselves removed from lender panels even though they had 100% healthy track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms found it impossible satisfy the criteria of amount of transactions the mortgage companies set.
Our lender has suggested solicitors on their panel based in Cross Hands but I would rather instruct a conveyancing lawyer in Cross Hands or nearer to where I live. Are you able to assist?
Not all Cross Hands conveyancing solicitors are approved and listed on all lender’s conveyancing panel. Use our find an approved solicitor tool to locate a Cross Hands conveyancing firm on the on the mortgage company panel.
Over the last few months I have been searching for a flat up to £245,000 and found one close by in Cross Hands I like with a park and railway links nearby, the downside is that it only has 51 years on the lease. I can't really find anything else in Cross Hands in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
If you need a home loan the shortness of the lease will be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.
In my capacity as executor for the will of my grandfather I am selling a property in Neath but live in Cross Hands. My conveyancer (approximately 260 miles from merequires that I sign a stat dec ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Cross Hands to attest and place their company stamp on the document?
strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are located in Cross Hands
Having had my offer accepted I require leasehold conveyancing in Cross Hands. Before diving in I require certainty as to the remaining lease term.
If the lease is recorded at the land registry - and almost all are in Cross Hands - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I acquired a 2 bed flat in Cross Hands, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Cross Hands with over 90 years remaining are worth £206,000. The ground rent is £45 levied per year. The lease ceases on 21st October 2091
With just 66 years left to run we estimate the price of your lease extension to span between £11,400 and £13,200 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.
How much experience do your Cross Hands conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Cross Hands conveyancing lawyers help thousands of people move home every year and assisted lots of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Cross Hands conveyancers have worked on recent similar cases.