we are a couple who intend to purchase a 1 bedroom flat in Desford with a loan from Godiva Mortgages Ltd.We would like to retain our Desford conveyancing solicitor but Godiva Mortgages Ltd advised that he's not listed on their "panel". we are left little option but to use a Godiva Mortgages Ltd panel lawyer or keep our high street solicitor and fork out for a Godiva Mortgages Ltd panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that Godiva Mortgages Ltd use our lawyer?
Unfortunately,no. The loan issued to you is subject to its various provisions, one of which will be that solicitors needs to be on the Godiva Mortgages Ltd solicitor panel. in the past, most lenders had large numbers of solicitors on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for Godiva Mortgages Ltd
Can I be sure that the Desford conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in Desford seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer carrying out your conveyancing.
Two weeks ago we had a mortgage agreed in principle with RBS. Desford conveyancing solicitors were selected. What is the average time that one could expect to receive a mortgage offer from RBS?
There is no definitive answer here. Have RBS done the valuation? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I can not work out if my mortgage offer requires a lease extension. I have called into my local Desford bank branch on a couple of occasions and was told it does not affect the mortgage offer and they will lend. My Desford conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they would not lend in accordance with their specific requirements. I simply don't know who is right.
Your property lawyer must comply with the CML Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I used Stirling Law a few years ago for my conveyancing in Desford. Now, I need the files but the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate 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 Desford of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My husband and I are first time buyers - agreed a price, but the estate agent told us that the seller will only go ahead if we use their preferred conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a local solicitor used to conveyancing in Desford
It is improbable the sellers are driving this. Should the owner desire ‘a quick sale', turning down a serious purchaser is is going to put the whole deal at risk. Avoid the agents and go straight to the sellers and make the point that (a)you are serious buyers (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you will continue to instruct your preferred Desford conveyancing solicitors - rather thanthe ones that will give their negotiator at the agency a referral fee or achieve conveyancing figures demanded by HQ.
Having checked my lease I have discovered that there are only 72 years left on my flat in Desford. I now want to get lease extension but my landlord is missing. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to demonstrate that you have made all reasonable attempts to find the landlord. In some cases an enquiry agent would be useful to conduct investigations and prepare an expert document to be accepted by the court as proof that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer in relation to proving the landlord’s disappearance and the application to the County Court overseeing Desford.
I inherited a 2 bed flat in Desford, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Desford with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ends on 21st October 2093
You have 68 years unexpired the likely cost is going to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.
Me and myfiance and I are in the market for a dependable conveyancing solicitor in Desford to help me sell my apartment. I I am concerned about being overcharged but with various Desford conveyancing firms out there...who's the best?
To fee estimates for your move from the conveyancing firms that provide services in Desford please make the most of our quote tool.