Will conveyancers request an advanced payment when it comes to conveyancing in East Dean?
Where you are retaining lawyers for conveyancing in East Dean your lawyer will request that you put them with funds to cover the search fees. Generally this is called for to cover the fees of the conveyancing searches. If any deposit is as part of the sale price then this will be required immediately prior to exchange of contracts. The final balance that is needed should be sent to your lawyer shortly before completion.
What happens if my lawyer’s firm is removed from the Clydesdale Conveyancing panel ahead of completing my conveyancing in East Dean?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Is it the case that all East Dean solicitor firms on the Clydesdale conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some mortgage companies do allow licenced conveyancers on their panel and in that case the practice would be regulated by the CLC.
I have paid off my mortgage with Aldermore. I assume I don't need a East Dean conveyancing practitioner on the Aldermore panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local East Dean solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own East Dean surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Should I instruct a East Dean conveyancing practitioner who is local to the property I am purchasing? I have an old university friend who can conduct the conveyancing however her office is over three hundred miles away.
The primary upside of using a local East Dean conveyancing practice is that you can visit the firm to sign documents, hand in your identification documents and pester them if necessary. Having local East Dean know how is a benefit. However it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and in the main were happy that must outweigh using an unknown East Dean conveyancing lawyer solely due to them being based in the area.
Can you offer any advice when it comes to finding a East Dean conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a solicitor for lease extension works (regardless if they are a East Dean conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you talk with several firms including non East Dean conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:
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How many lease extensions has the firm conducted in East Dean in the last year?
I own a 2 bed flat in East Dean, conveyancing having been completed 10 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in East Dean with over 90 years remaining are worth £255,000. The ground rent is £45 charged once a year. The lease runs out on 21st October 2098
With 73 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 as well as legals.
The suggested premium range 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 the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.
Our lenders have just issued us with a mortgage offer. We appointed a long established conveyancer in East Dean last week. Today, our financial adviser phoned to advise us that the bank said that we cannot use our solicitor as they aren't on their 'approved list'. As FTB's, we had no idea that the bank had some control over our choice Is this permitted?
You are at liberty to select any conveyancing solicitor you prefer to appoint including the said conveyancer in East Dean however if they are not on the your lender's approved list you will have to pay additional cost so your bank can appoint their own conveyancer too. It may be possible your solicitor may apply to get added to the mortgage company list of approved firms. You can use online search facilities including lenderpanel.com to find a conveyancing solcitor in East Dean on the lender panel. You can go into your high street mortgage company branch in East Dean. They can recommend conveyancing solicitors in East Dean on the panel for your bank.