My lawyer in Earley is not listed on the National Westminster Bank Approved Panel. Can I still continue with my prefered solicitor notwithstanding that they are not on the National Westminster Bank approved list?
Your options are as follows:
- Complete the purchase with your existing Earley solicitors but National Westminster Bank will need to retain a solicitor on their list of acceptable firms. This will result in additional total conveyancing charges as well as cause frustration.
- Find an alternative lawyer to act in the purchase, obviously checking they are National Westminster Bank approved.
- Try to convince your National Westminster Bank based solicitor to seek to join the National Westminster Bank panel
Is there a list of Leeds Building Society panel conveyancers in Earley on the Council of Mortgage Lender’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few banks make their panel listings open the public on the web. Where you are looking for a Earley conveyancing practitioner on the Leeds Building Society please make the most of our facility.
Two weeks ago we had a mortgage agreed in principle with HSBC. Earley conveyancing practitioners were appointed. What is the average time that one could expect to receive a mortgage offer from HSBC?
There is no definitive answer here. Have HSBC completed the survey? Have you advised HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
The formalities of my purchase has taken place for my property in Earley. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Are there any apps to assist me to locate a Earley law firm on the Bank of Ireland conveyancing panel? I am a keen cyclist and am prepared to travel upto 20kilometers to meet the conveyancer.
You can use the tool on this page. Please select a bank and your location and you will see a number of Earley conveyancing lawyers based on proximity. We have listed some Earley conveyancing firms towards the end of this page and you can telephone them to verify if they are on the Bank of Ireland approved list
I am looking for a conveyancing lawyer in Earley for my house move. Is there any facility to see a firm’s record with the profession’s regulator?
You may see presented Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. For details Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA sometimes monitor call for training reasons.
I've recently bought a leasehold house in Earley. Am I liable to pay service charges for periods before my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the registered owner of a basement flat in Earley, conveyancing having been completed in 1996. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Earley with an extended lease are worth £192,000. The average or mid-range amount of ground rent is £55 yearly. The lease finishes on 21st October 2079
With only 54 years remaining on your lease we estimate the premium for your lease extension to be between £32,300 and £37,400 plus costs.
The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.
Would local authority consent be required to split a single dwelling into multiple flats in Earley? This has been carried out to a property adjacent to a friend in Earley and was not aware of the conversion until the works were finished.
Planning Permission yes. Building Regulations yes.