We are looking to buy a property and require a conveyancing solicitor in Exton who is on the UBS solicitor panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Exton.
When reading mumsnet.com for an online lawyer in Exton, most advise that I should look for a CQS assured lawyer. What is CQS?
Exton Conveyancing Quality Scheme solicitors have achieved certification by the law Society The Law Society created CQS to establish evidence of quality standards in the home legal process. CQS enables home movers to recognise practices who provide a quality residential conveyancing. Exton is one of the many areas in England and Wales in which CQS have offices. The conveyancing scheme obliges practices to undergo a strict assessment, compulsory training, self-reporting, spot checks and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Building Societies Association.
I am helping my mother sell her flat in Exton. Will the conveyancer commission an EPC or it is for the seller to coordinate?
After the demise of Home Information Packs, energy assessments was left as a compulsory component of moving house. An energy assessment must be to hand prior to the property being advertised. It is not something that solicitors normally organise. If you are using a Exton conveyancing lawyer they might be able to arrange EPC’s given their relationships with long established Exton assessors
I am buying a property in Exton. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Co-operative be concerned?
As you are obtaining a mortgage with Co-operative your lawyer must check the formal requirements contained in Part 2 of UK Finance Lenders’ Handbook for Co-operative. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and lawyers are required to report to Co-operative where a lease fails to satisfy these requirements. The conditions relate to the installation of panels on properties in England and Wales and is not limited to Exton.
I can not work out if my bank requires a lease extension. I have telephoned my Exton bank branch on a couple of occasions and was told they are content with the situation and they will lend. My Exton conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend based on their published requirements. I simply don't know who is right.
Your lawyer has to comply with the Council of Mortgage Lenders’ Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
My husband and I are one month into a residential purchase having been referred to solicitors by the high street agent to carry out the conveyancing in Exton. We are not happy. Could you you assist me in finding new lawyers?
They would have to be really poor in order to consider changing them. Has your loan offer been issued? In the event that it has you need to advise them of the new solicitor and have the loan are issued to the new lawyers. The solicitor ideally should be on the lenders approved list to avoid supplemental charges and delays. So that should be your first question of the new conveyancers. Our find a solicitor tool should help you find a bank approved solicitor for your conveyancing in Exton
I have just appointed agents to market my garden apartment in Exton. Conveyancing lawyers have not yet been instructed, but I have recently had a yearly service charge demand – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as you normally would as all rents and maintenance charges will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I invested in buying a studio flat in Exton, conveyancing formalities finalised December 1998. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Exton with over 90 years remaining are worth £181,000. The ground rent is £55 per annum. The lease terminates on 21st October 2076
With just 51 years unexpired we estimate the premium for your lease extension to range between £30,400 and £35,200 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.
We have had DIP from Lloyds TSB Bank who have advised we could borrow up to £218k. When do I need to appoint a practitioner for conveyancing? Exton is where we are .
It would be wise to appoint a solicitor now so that the conveyancing practitioner can open the file so they can commence the ID checks etc. If and when you wish them to commence work they will seek a payment on account usually approximately £175. That should normally be once you have the loan offer from your lender and valuation results, however should you want to speed the process you can get going quicker albeit risking some money.