I can't travel far from Fordingbridge. I would like to know the understand why all Fordingbridge conveyancers aren't automatically on all mortgage company panels?
Banks tend to impose restrictions on either the type or volume of conveyancing practices on their panel. Typical examples of such restriction(s) being that the firm needs to have at least two partners. In addition to restricting the type of firm, some banks decided to restrict the size of their panel they allow to represent them. It is worth noting that mortgage companies have no liability for the standard of service provided by any Fordingbridge lawyer on their approved list. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago notwithstanding that there are contrary views about the extent of solicitor involvement in some of that fraud. Statistics from HMLR reveal that thousands of conveyancing firms only conduct one or two conveyances a year. Those advocating conveyancing panel culls question why conveyancing firms deserve any entitlement to be on a lender panel when clearly property law is not their primary expertise?
If you had a top tip for selecting a conveyancing solicitor in Fordingbridge what would it be?
Do not opt for the cheapest Fordingbridge conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
I am the sole recipient of my late mum's estate and I have everything in my name now, including the my former home in Fordingbridge. The Fordingbridge property was put into my name in December. I plan to dispose of the house. I do know about the CML 6 month 'rule', which means that my property ownership could be regarded the same way as though I had purchased the house in December. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. many mortgage companies would take a sensible view as this requirement principally exists to identify the purchase and immediately sell or the flipping of property.
After much negotiation I have agreed a price on an apartment in Fordingbridge. My financial adviser recommended their conveyancers. I paid an advanced payment of £175. A few days later, the conveyancer called me embarrassingly acknowledging that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
What can a local search tell me concerning the property we're purchasing in Fordingbridge?
Fordingbridge conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations for example Xpress Legal The local search is essential in every Fordingbridge conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your new home. The search should supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.
I used Wolstenholmes several years past for my conveyancing in Fordingbridge. I now require my papers but the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Fordingbridge of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My company is hoping to take over a lease of an office on a shopping parade. Can you recommend conveyancers offering competitive costs for non-domestic conveyancing in Fordingbridge for less than 1500k?
We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Fordingbridge, including the sale and purchase of businesses as well as simply premises. Whether you are looking to purchase or dispose of a shop, pub, restaurant, office, retail premises or a whole business we will find you the right firm. Regarding the charges this will depend on the structure and nuances of the proposed transaction. Please provide us with your contact information or call so as to enable us to supply you with a fixed commercial conveyancing quote.
I am a negotiator for a reputable estate agency in Fordingbridge where we see a few flat sales jeopardised as a result of leases having less than 80 years remaining. I have been given contradictory information from local Fordingbridge conveyancing firms. Could you confirm whether the seller of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I invested in buying a basement flat in Fordingbridge, conveyancing formalities finalised May 2009. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Fordingbridge with an extended lease are worth £260,000. The ground rent is £45 invoiced annually. The lease finishes on 21st October 2100
With just 74 years left to run we estimate the price of your lease extension to range between £8,600 and £9,800 plus legals.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.