We are purchasing a house and require a conveyancing solicitor in Eaton Bray who is on the RBS approved panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Eaton Bray.
What happens if my lawyer’s firm is removed from the UBS Solicitor panel ahead of completing my conveyancing in Eaton Bray?
The first thing to point out is that, this is a very rare occurrence. 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 at a cost.
is it true that all Eaton Bray solicitors on the Yorkshire BS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Yorkshire BS approved list of solicitors they would need to be overseen by the SRA. The majority of lenders do list licenced conveyancers on their panel and in that case the practice would be governed by the CLC.
We had appointed conveyancing lawyers with offices in Eaton Bray on the Kent Reliance solicitor approved list. They are now charging me a further charge for dealing with the Kent Reliance mortgage. Is this a supplemental conveyancing fee specified by Kent Reliance?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your property lawyer may levy a fee for this. This fee is not set by Kent Reliance but by your Eaton Bray solicitor. Some firms on the Kent Reliance panel will levy ’dealing with mortgage’ fee and others do not.
My wife and I are spending time looking at houses in Eaton Bray and I am about to put in an offer. Is it premature to have a solicitor in place? I am planning to take a mortgage with Barclays.
You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. Given that you are obtaining a mortgage with Barclays, make sure you remember to check that your lawyer is on the Barclays conveyancing panel.
My partner and I are downsizing from our home in Eaton Bray and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any high street Eaton Bray conveyancer would know this is not the case. For the life of me I don't know why the buyers instructed an internet conveyancing practice rather than a conveyancing solicitor in Eaton Bray. We have lived in Eaton Bray for six years we know that this is a non issue. Should we contact our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You should check with 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 illness)
What makes your site different to alternative internet conveyancing solicitors for conveyancing in Eaton Bray?
At this site obtain a conveyancing costs illustration via a Solicitor or Licensed Conveyancer that appreciates the issues for your conveyancing in Eaton Bray. As opposed to estate agents and brokerage sites we do not charge firms a fee if you select them for your home move in Eaton Bray
Can you provide any advice for leasehold conveyancing in Eaton Bray from the point of view of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Eaton Bray can be reduced where you appoint lawyers as soon as your agents start marketing the property and ask them to put together the leasehold documentation which will be required by the buyers’ representatives. You believe that you know the number of years remaining on your lease but it would be wise to verify this via your lawyers. A purchaser's lawyer will not be happy to advise their client to where the lease term is under 80 years. It is therefore important at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. A minority of Eaton Bray leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. The majority of freeholders or Management Companies in Eaton Bray levy fees for supplying management packs for a leasehold home. You or your lawyers should enquire as to the actual amount of the charges. The management information can be applied for on or before finding a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Eaton Bray.
I inherited a split level flat in Eaton Bray, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Eaton Bray with an extended lease are worth £201,000. The ground rent is £45 invoiced annually. The lease comes to an end on 21st October 2089
With just 65 years remaining on your lease we estimate the premium for your lease extension to be between £13,300 and £15,400 plus legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.