Much to our surprise we have been told by our estate agent that my Diss solicitor is not on the bank Solicitor panel. How can I check?
The sensible course of action for you to take is to contact your Diss lawyer directly. You lawyer should inform you of the situation. Where they are not on the panel they may recommend you to a Diss conveyancing practice that is on the conveyancing panel for your lender.
My partner and I are acquiring a brand new duplex in Diss and my lawyer is advising me that she has to the mortgage company to reveal incentives from the developer. I am under pressure to exchange contracts and I have no desire to delay matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
If you had a top tip for choosing a conveyancing solicitor in Diss what would it be?
It would be unwise to be tempted by the cheapest Diss conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
Can I be sure that the Diss conveyancing solicitor on the Nationwide panel is any good?
When it comes to conveyancing in Diss seeking recommendations is a good starting point. 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 advertising the lowest fees. We would always advocate that you speak with the solicitor handling your conveyancing.
I am expecting a DIP from HSBC this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Diss solicitors on the HSBC conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Diss solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
My husband and I are novice buyers - agreed a price, but the estate agent advised that the owners will only issue a contract if we appoint the agent's chosen solicitors as they need a ‘quick sale’. My instinct tells me that we should use a local conveyancer with experience of conveyancing in Diss
It is unlikely the vendors are driving this. If they desire ‘a quick sale', turning down a serious buyer is not the way to achieve this. Try to communicate with the owners directly and explain that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you intend to instruct your own,trusted Diss conveyancing lawyers - not the ones that will give their negotiator at the agency a referral fee or achieve conveyancing targets demanded by corporate headquarters.
Back In 2001, I bought a leasehold flat in Diss. Conveyancing and Skipton Building Society mortgage are in place. I have received a letter from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1992. The conveyancing solicitor in Diss who previously acted has now retired. Any advice?
The first thing you should do is contact HMLR to make sure that this person is in fact the new freeholder. You do not need to instruct a Diss conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I inherited a 1st floor flat in Diss, conveyancing having been completed August 1998. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Diss with a long lease are worth £201,000. The ground rent is £45 invoiced annually. The lease terminates on 21st October 2089
With just 64 years unexpired we estimate the price of your lease extension to be between £14,300 and £16,400 plus legals.
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 without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.
Whilst your website is a good idea there are many lawyers listed near Diss being on the lender conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the mortgage company approved panel?
We are not in the business of recommending one firm above another as the right Diss conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Diss knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..