I am one month into the sale of my maisonette in Edwinstowe and the estate agent has just text me to warn that the buyers are changing their conveyancer. The reason given is that the bank will only work with solicitors on their conveyancing panel. Why would a major lender only engage with specific solicitors rather the firm that they want to choose for their conveyancing in Edwinstowe ?
Lenders have always had panels of law firms they are willing to work with, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.
Lending institutions point to the increase in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.
Can your site be used to find a Conveyancing solicitor in Edwinstowe even where I’m not buying or selling a house, for example if I wish to buy an office in Edwinstowe with a mortgage from The Royal Bank of Scotland?
Our search tool is primarily utilised to locate domestic conveyancing solicitors in Edwinstowe but we have recorded at the bottom of this page some Edwinstowe commercial conveyancing firms. You will need to make contact with the solicitors directly to establish if they can also act for The Royal Bank of Scotland
My aunt passed away 10 months ago and as sole heir and executor I was left the property in Edwinstowe. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this possible?
Where you plan to refinance then Clydesdale will require that you use a conveyancer on the Clydesdale conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Clydesdale conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Clydesdale mortgage is registered as a charge at the Land Registry.
I have recentlybecome aware that Wolstenholmes have closed. They carried out my conveyancing in Edwinstowe for a purchase of a freehold house 10 months ago. How can I check that the property is registered correctly in the name of the previous owner?
The easiest method to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Edwinstowe conveyancing specialists.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Edwinstowe is where the house is located. What do you suggest?
Flying freeholds in Edwinstowe are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Edwinstowe you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Edwinstowe may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
If all goes to plan we aim to complete our sale of a £300,000 garden flat in Edwinstowe in six days. The management company has quoted £372 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Edwinstowe?
Edwinstowe conveyancing on leasehold maisonettes often requires the buyer’s lawyer sending enquiries for the landlord to address. Although the landlord is under no legal obligation to respond to such questions the majority will be content to assist. They are at liberty to charge a reasonable charge for answering questions or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is £350, in some cases it is above £800. The management information fee demanded by the landlord must be accompanied by a summary of entitlements and obligations in relation to administration charges, without which the charge is not strictly payable. Reality however dictates that one has no option but to pay whatever is requested of you should you wish to exchange contracts with the buyer.
I inherited a studio flat in Edwinstowe, conveyancing having been completed 5 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Edwinstowe with a long lease are worth £171,000. The ground rent is £50 charged once a year. The lease terminates on 21st October 2103
With 79 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.