My partner and I are planning to acquire a property in Devizes and are in fact using a Devizes conveyancing firm. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Yorkshire Building Society have this evening contacted us to inform me that there is now an issue as our Devizes conveyancer is not on their approved list of lawyers. Is this a problem?
If you are buying a property with the assistance of a mortgage it is standard for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Devizes solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
Completed the sale of my flat in Devizes last January yet the purchaser is telephoning every few hours complaining that their lawyer needs to hear from mylawyer. What should have happened now that I have sold?
Following your disposal your lawyer is committed to send the transfer documentation and all of the paperwork to the purchaser's conveyancer. Depending on the transaction, your lawyer must also send confirmation that the home loan has been redeemed to the buyers conveyancers. There are no post completion procedures peculiar conveyancing in Devizes.
I am close to exchanging contracts on the sale of our property in Devizes and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A local lawyer would know this is not the case. It does beg the question why the buyers used an internet conveyancing firm as opposed to a conveyancing solicitor in Devizes. We have lived in Devizes for many years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain clarification that there is no issue.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Devizes is the location of the property. Can you offer any guidance?
Flying freeholds in Devizes are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Devizes you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Devizes may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am on look out for some leasehold conveyancing in Devizes. Before I set the wheels in motion I require certainty as to the unexpired term of the lease.
Assuming the lease is recorded at the land registry - and almost all are in Devizes - 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 acquired a ground floor flat in Devizes, conveyancing was carried out January 2005. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Devizes with an extended lease are worth £211,000. The ground rent is £45 invoiced annually. The lease expires on 21st October 2094
With just 68 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 plus costs.
The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.
Your search tool is useful but there are many lawyers listed near Devizes being on the bank conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the lender approved panel?
We do not recommend specific Devizes firms as the right Devizes conveyancing firm for you depends on where your priorities lie. For example you may require a local firm with Devizes knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..