My husband and I are intending to purchase a 1 bedroom flat in East Barming with a mortgage. We would like to retain our East Barming solicitor, but the mortgage company says he's not on their "panel". It seems we have no option but to instruct one of the bank panel firms or retain our East Barming solicitor as well as pay for one of their panel firms to act for them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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. Another option that might be available is for your East Barming conveyancing lawyer to apply to be on the conveyancing panel.
I am in a contract race with another buyer for a property in East Barming. What can I do to expedite matters?
Where you are under a tight deadline for your conveyancing we would recommend that your conveyancer is familiar with the location as they will have local relationships and intelligence. It is even conceivable that they would have transacted previousproperties in the same street. Therefore consider using a East Barming conveyancing firm. Second, make sure that the conveyancing firm is on the member panel. It is believed that just under twenty per cent of East Barming conveyancing deals are held up or derailed after finding out that a purchaser’s solicitor was not on their banks panel. In many cases this discovery resulted in the buying process being frustrated by an average of three weeks. It is understood that this issue impacts approximately 100,000 home sales annually. Most East Barming conveyancing firms can not act for certain lenders so do check at the outset.
Despite weeks of looking the Title Certificate and documents to my house can not be found. The conveyancers who dealt with the conveyancing in East Barming 5 years ago are no longer around. What are my next steps?
Gone are the days when you need to hold title original deeds to prove you are the registered proprietor of land or property, given that the Land Registry hold details of all registered land or property electronically.
About to purchase a new build apartment in East Barming. Conveyancing is necessary evil 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 legal work.
Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in East Barming
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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. 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. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I am on look out for some leasehold conveyancing in East Barming. Before I set the wheels in motion I would like to find out the unexpired term of the lease.
Assuming the lease is registered - and 99.9% are in East Barming - then the leasehold title will always include the short particulars 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 am the registered owner of a 1st floor flat in East Barming, conveyancing having been completed in 1998. Can you please calculate a probable premium for a statutory lease extension? Similar flats in East Barming with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease ends on 21st October 2084
With 59 years unexpired the likely cost is going to be between £20,900 and £24,200 as well as legals.
The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.