I am in the process of selling my ground floor flat in Henllys and the estate agent has just e-mailed to warn that the buyers are changing their solicitor. The excuse is that the lender will only deal with solicitors on their approved list. On what basis would a major mortgage company only work with specific solicitors rather the firm that they want to select to handle their conveyancing in Henllys ?
Lenders have always had an approved set of law firms that can represent them, but in the past few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Mortgage companies point to the increase in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any sway in the decision.
We are looking to buy a property and need a conveyancing solicitor in Henllys who is on the HSBC conveyancing panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for HSBC . We don't recommend any particular firms conducting conveyancing in Henllys.
My Conveyancer in Henllys is not on the Britannia Conveyancing Panel. Is it possible for me to continue with my prefered solicitor even though they are excluded from the Britannia approved list?
Your options are as follows:
- Carry on with your existing Henllys solicitors but Britannia will need to instruct a lawyer on their list of acceptable firms. This will result in additional overall legal charges as well as result in delays.
- Find a new solicitor to to deal with the conveyancing, remembering to check they are on the Britannia panel
I have been told that property searches are the number one cause of delay in Henllys house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances during the legal transfer of property. Searches are not likely to be the root cause of delay in conveyancing in Henllys.
I am downsizing from my property. My previous conveyancers closed down. I am in need of a recommendation of a conveyancing firm. Im based in Henllys if that makes a difference.
You should use our search tool to help you choose a solicitor for your conveyancing in Henllys. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.
Last November I purchased a leasehold flat in Henllys. Do I have any liability for service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I own a studio flat in Henllys, conveyancing was carried out in 2000. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Henllys with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 per annum. The lease ceases on 21st October 2089
With 64 years remaining on your lease we estimate the price of your lease extension to span between £14,300 and £16,400 plus 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 renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.