I am not in a position to travel far from Curdworth. Can you please spell out why all Curdworth conveyancing practitioners aren't included on all lender panels?
Lenders normally impose restrictions on either the nature or volume of conveyancing solicitors on their approved list of lawyers. A common example of such criteria being that a organisation is required to have at least two partners. As well as restricting the type of firm, some banks for instance HSBC decided to reduce the number of firms they use to represent them. It is worth noting that lenders have no accountability for the accuracy of advice provided by any Curdworth lawyer on their approved list. Mortgage fraud was the key driver in the rationalisation of conveyancing panels in the last decade even though there are opposing opinions about whether solicitors sat at the center of that fraud. Statistics from HMLR indicates that thousands of conveyancing organisations only carry out one or two conveyances a year. Those advocating conveyancing panel culls question why law firms deserve the right to be listed on a bank panel when it is evident that conveyancing is not their speciality?
Are you able to suggest a Nationwide Building Society approved Curdworth conveyancing firm who can have us moved in within under 3 weeks? Am I best advised to unstruct a high street Curdworth firm or a web based conveyancer?
We would be happy to suggest some excellent Curdworth conveyancing firms. You can also walk up the high street in Curdworth. Go in to some well established firms and ask to see a conveyancing solicitor for a fee estimate. Discuss your time frames together with your reasons and get a commitment on your deadline. Appoint the one that you trust.
Completed the sale of my flat in Curdworth last May yet the purchaser is telephoning daily to say her lawyer is waiting to hear from mine. What should my lawyer have done now that I have sold?
Post completion of your disposal your solicitor should forward the transfer deeds and all of the paperwork to the purchaser's conveyancer. If applicable, your solicitor should also evidence that the mortgage has been repaid to the purchasers solicitors. There is unlikely to be post completion steps specific conveyancing in Curdworth.
I have today made my last payment due on my mortgage with TSB. I assume I don't need a Curdworth solicitor on the TSB panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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 TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Curdworth. I have a mortgage offer with Bank of Ireland. 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 Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.
I have instructed a Curdworth solicitor having checked that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Curdworth postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Curdworth.
I have been told that property searches are the main reason for hinderance in Curdworth house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays during the legal transfer of property. Local searches are unlikely to feature in any holding up conveyancing in Curdworth.
I am in need of some leasehold conveyancing in Curdworth. Before I get started I require certainty as to the remaining lease term.
If the lease is registered - and almost all are in Curdworth - then the leasehold title will always include the basic details 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 am the registered owner of a 2 bed flat in Curdworth, conveyancing having been completed in 2002. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Curdworth with an extended lease are worth £265,000. The ground rent is £50 invoiced annually. The lease ends on 21st October 2101
With only 75 years unexpired we estimate the price of your lease extension to be between £8,600 and £9,800 plus costs.
The suggested premium range 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 comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.