Is the fact that my conveyancer in Grange Over Sands is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Grange Over Sands conveyancing firm and ask them why they are no longer on the approved list for your bank.
I am considering applying for a RBS mortgage for purchase of a newly converted (under development) in Grange Over Sands with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for RBS ?
In theory, you could use a solicitor that is not on the RBS conveyancing panel, but RBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
It has been 3 months since my purchase conveyancing in Grange Over Sands completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I need to appoint a conveyancing solicitor for remortgage conveyancing in Grange Over Sands. I happened to discover a web site which appears to be the perfect offering If it is possible to get all the legals done via email that would be preferable. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Expecting to complete next month on a ground floor flat in Grange Over Sands. Conveyancing lawyers inform me that they report fully next week. What should I be looking out for?
The report on title for your leasehold conveyancing in Grange Over Sands should include some of the following:
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You should know if the lease allows you to add or upgrade anything in the flat- you must be made aware as to whether it applies to all alterations or just structural alteration, and whether permission is mandated necessary Where does the liability rest to repair and maintain the building. It is essential that you know who is duty bound to repair and maintenance of every part of the building Whether your lease caters for for a reserve fund? Rent payments - how much and when is collected, and also know whether this will change in the future You should be sent a copy of the lease
I purchased a split level flat in Grange Over Sands, conveyancing having been completed October 2005. Can you work out an approximate cost of a lease extension? Corresponding properties in Grange Over Sands with over 90 years remaining are worth £185,000. The ground rent is £65 charged once a year. The lease finishes on 21st October 2085
With 60 years left to run the likely cost is going to range between £20,000 and £23,000 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.
I dont have enough spare cash to pay a 10% deposit on my flat purchase in Grange Over Sands , but I am keen proceed. What can I do?
One option is to try and accept a lower deposit. Most property owners will accept a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute