My Solicitor in Farnham Royal is not on the Coventry Building Society Approved Panel. Can I still retain my family solicitor notwithstanding that they are excluded from the Coventry Building Society list of approved lawyers?
The limited options open to you here include:
- Carry on with your preferred Farnham Royal solicitors but Coventry Building Society will need to use a solicitor on their panel. This will inevitably rack up the total legal charges as well as result in delays.
- Find an alternative lawyer to to deal with the purchase, obviously checking they are Coventry Building Society approved.
- Persuade your Coventry Building Society based solicitor to seek to join the Coventry Building Society panel
A colleague pointed out to me me that in purchasing a property in Farnham Royal there could be various restrictions affecting the ability to carry out external changes to the property. Is this right?
We are aware of anumerous of properties in Farnham Royal which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Farnham Royal should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are getting the release of further monies on our mortgage from Clydesdale as we want to conduct alterations to our home in Farnham Royal. Are we obliged to appoint a nearby Farnham Royal solicitor on the Clydesdale conveyancing panel to deal with the legals?
Clydesdale do not ordinarily require firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale panel.
I am selling my house. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being pedantic. The Farnham Royal solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have been on the look out for a flat up to £305k and found one close by in Farnham Royal I like with open areas and railway links nearby, the downside is that it only has 52 years unexpired on the lease. I can't really find anything else in Farnham Royal for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you require a home loan the shortness of the lease will be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
How easy is it to swap firm as I need to select a firm on the Coventry Building Society conveyancing panel. I had appointed a family conveyancing solicitor in Farnham Royal five minutes from me but he is not approved by Coventry Building Society
It would be our pleasure to help you select a conveyancing solicitor in Farnham Royal on the Coventry Building Society panel. Please note that the solicitors that we list do not pay us fee if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Farnham Royal. In utilising the find a conveyancing solicitor tool on this site, you can compare costs for conveyancing solicitors in Farnham Royal and throughout England and Wales.
My husband and I are first time buyers - had an offer accepted, but the property agent told us that the seller will only proceed if we instruct the agent's recommended conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a high street conveyancer with experience of conveyancing in Farnham Royal
We suspect that the seller is unaware of this request. If they want ‘a quick sale', turning down a motivated buyer is not the way to achieve this. Bypass the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you intend to appoint your own,trusted Farnham Royal conveyancing lawyers - as opposed tothe ones that will provide the estate agent a referral fee or achieve conveyancing targets set by head office.
Partway through the sale of a leasehold flat in Farnham Royal. Conveyancing is fine but we are being charged an extortionate amount by the landlord. To date we have forked out £275 for a leasehold management information and then another £134.40 for responses to queries supplied by the buyers conveyancer.
Neither you or your lawyer will have any say over the extent of the charges for this information however the typical fee for the information for Farnham Royal leasehold property is £350. When it comes to Farnham Royal conveyancing transactions it is conventional for the vendor to pay for these charges. The landlord or their agents are under no legal obligation to address such questions although many will be content to do so - albeit often at exorbitant prices out of proportion to the work involved. Unfortunately there is no statute that requires capped charges for administrative tasks. Nor is there any legal time frame by which they are required to provide answers.