Our lender has recommended solicitors on their panel based in Derby but I would rather instruct a conveyancing lawyer in Derby local to me. Are you able to assist?
Not all Derby conveyancing practices are approved and listed on all lender’s conveyancing panel. Please make the most of our search tool to locate a Derby conveyancing firm on the on the bank panel.
Is it the case that all Derby CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing list of approved solicitors?
It is true that some banks and building societies now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
I have paid off my mortgage with Bank of Ireland. I assume I don't need a Derby property lawyer on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
My sealed bid on a property in Derby has been accepted, the owners do however have a tied purchase. The sellers have offered on a flat, but it’s not yet agreed to, and have viewings of other properties booked. I have selected a high street conveyancing solicitor in Derby. What should be my next step? When should I get the mortgage application with Lloyds going?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of one thousand pounds, then valuation, Derby conveyancing search fees, etc). First, you must ensure that your solicitor is on the Lloyds conveyancing panel. Concerning the next phase this very much depends on the specifics of your transaction, desire for this property and on the state of the market. In a rising market many home buyers will apply for the mortgage with Lloyds and arrange for the valuation and only if it comes back ok would they ask their conveyancing practitioner to press on with searches.
3 months have gone by since my purchase conveyancing in Derby concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am buying a new build flat in Derby. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Derby
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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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. 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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
Can you provide any advice for leasehold conveyancing in Derby with the intention of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in Derby can be avoided where you instruct lawyers the minute your agents start advertising the property and ask them to put together the leasehold information needed by the purchasers’ solicitors. You believe that you know the number of years remaining on your lease but you should double-check by asking your conveyancers. A purchaser's conveyancer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is below 75 years. In the circumstances it is essential at an early stage that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. If you have had conflict with your freeholder or managing agents it is very important that these are resolved before the property is marketed. The purchasers and their solicitors will be reluctant to purchase a flat where a dispute is unresolved. You will have to accept that you will have to discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is better to reveal the dispute as over as opposed to unsettled. If you are supposed to have a share in the Management Company, you should make sure that you have the original share document. Arranging a re-issued share certificate is often a lengthy process and slows down many a Derby home move. Where a new share is necessary, do contact the company officers or managing agents (where relevant) for this sooner rather than later.
I bought a leasehold flat in Derby, conveyancing formalities finalised 4 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Derby with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 yearly. The lease ends on 21st October 2092
With only 68 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 plus legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered 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 without first seeking the advice of a professional.
Is it necessary during the course of the conveyancing process to attend the offices of the bank conveyancing panel solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in Derby so that I can attend their offices if necessary.
Whereas this was necessary ten years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Derby.