I was informed yesterday by my mortgage broker that my Frenchay the law firm I have appointed is not on the lender Solicitor panel. What can I do to check?
Your first step should be to call your Frenchay conveyancer. You lawyer should inform you of the situation. If they are not on the panel they may recommend you to a Frenchay conveyancing practice that is on the approved list of lawyers for your bank.
Our god-son is in the process of securing a newly built flat in Frenchay with a home loan from Lloyds. His lawyer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Lloyds conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Lloyds conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
What is the best way to check that the solicitor carrying out my conveyancing in Frenchay is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Clydesdale thus paying £192.00 in another set of legal fees.
Please do take advantage of the search tool on this web page. Pick the lender and type ‘Frenchay’ or your preferred area and you will see numerous solicitors based in Frenchay or by proximity to you.
What can a local search inform me regarding the property I am buying in Frenchay?
Frenchay conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company for example Searchflow The local search plays an important role in most Frenchay conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your new home. The search will supply information on, amongst other things, details on planning applications relevant to the property (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 sections.
I used Action Conveyancing a few years past for my conveyancing in Frenchay. I now require my file however cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Frenchay of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to complete next month on a leasehold property in Frenchay. Conveyancing solicitors have said that they report fully within the next couple of days. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Frenchay should include some of the following:
-
What options are open to you if a neighbour is in violation of a provision in their lease? specifics of the parties to the lease, for instance these could be the leaseholder, superior lessor, freeholder Does the lease require carpeting throughout thus preventing wood flooring? You should know if the lease allows you to add or upgrade aspects of the flat- you must be made aware as to whether it relates to all alterations or limited to structural alteration, and whether licences for alterations is required Whether your lease caters for for a reserve account for major repairs?
I acquired a 1st floor flat in Frenchay, conveyancing formalities finalised August 2009. Can you work out an approximate cost of a lease extension? Comparable properties in Frenchay with a long lease are worth £186,000. The ground rent is £55 levied per year. The lease comes to an end on 21st October 2078
With just 53 years left to run we estimate the premium for your lease extension to span between £27,600 and £31,800 as well as plus your own and the landlord's "reasonable" 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 in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.