Please could you recommend a TSB approved Ferndown conveyancing lawyer that can complete within a very limited time frame? Would it be better to use a local Ferndown practice or a factory type firm?
We would be happy to suggest some excellent Ferndown conveyancing firms. You can also walk up the high street in Ferndown. Approach a couple of firms and request to speak with a conveyancing solicitor for a fee estimate. Discuss your time frames together with the reasons and ask for a commitment on speed. Appoint the lawyer that you trust.
It is a dozen years since I acquired my house in Ferndown. Conveyancing solicitors have recently been retained on the sale but I am unable to locate my deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly the deeds may be retained by the mortgage company or they could be in the possession of the solicitor who handled the purchase. Secondly in all probability the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining current official copies of the land registers. The vast majority of conveyancing in Ferndown relates to registered property but in the unlikely event that your home is unregistered it is more tricky but is not insurmountable.
Are all Ferndown Conveyancing Quality Solicitors on the Nottingham conveyancing list of approved firms?
It is true that some lenders now use CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
I am expecting a OIP from Nottingham this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nottingham recommend any Ferndown solicitors on the Nottingham conveyancing panel, or is it better to go independently?
You will need to appoint Ferndown solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
I am selling my flat. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Barclays are being a right pain. The Ferndown solicitor who is on the Barclays conveyancing panel is saying indemnity insurance will be fine but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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 need some fast conveyancing in Ferndown as I am under an ultimatum to exchange contracts inside 4 weeks. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save money and time?
As you are are a cash buyer you have the choice not to do searches although no conveyancer would recommend that you don't. Drawing on our experience of conveyancing in Ferndown the following are examples of issues that can crop up and adversely impact future mortgageability: Refused Planning Applications, Overdue Charges, Overdue Grants, Railway Schemes,...
I purchased my flat on 3 July and my personal details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Ferndown expressed confidence that it will be recorded in a couple of weeks. Are transfers in Ferndown particularly slow to register?
As far as conveyancing in Ferndown is concerned, registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can differ according to the party submitting the application, whether it is in order and if the Land registry communicate with any 3rd parties. Currently approximately 80% of submission are fully addressed in less than three weeks but some can be subject to longer delays. Registration is effected after the buyer has moved in to the premises thus 'speed' is not usually primary concern yet where there is a degree of urgency associated with the registration then you or your conveyancer should contact the land registry and explain the circumstances.
Having had my offer accepted I require leasehold conveyancing in Ferndown. Before I get started I would like to find out the remaining lease term.
If the lease is recorded at the land registry - and 99.9% are in Ferndown - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I acquired a studio flat in Ferndown, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in Ferndown with an extended lease are worth £197,000. The ground rent is £55 charged once a year. The lease comes to an end on 21st October 2079
With 54 years left to run the likely cost is going to be between £32,300 and £37,400 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.