My wife and I are buying a flat in Kelvedon. My lawyer is not on the mortgage company conveyancing panel. Am I still permitted to continue with my Kelvedon conveyancing solicitor even though they are excluded from the mortgage company list of approved lawyers?
Various options include
- Carry on with your chosen Kelvedon conveyancer but your lender will no doubt instruct a conveyancer on their approved list. This will result in additional fees and potential delay.
- Get a new conveyancing practitioner to act in the purchase, making sure they are on the lender conveyancing panel.
- Appeal to your conveyancer to attempt to join the mortgage company panel
Can you clarify what the consequences are if my solicitor is removed from the Skipton Solicitor panel ahead of completing my conveyancing in Kelvedon?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I just acquired a flat at auction in Kelvedon. Conveyancing is needed. What is next?
Given that you have now exchanged you should hire the services of a conveyancing practitioner quickly as you are faced with a fast approaching a fixed date to complete the property. Every auction property should have an associated auction pack. This should include evidence of title and search results. Where you are dealing with leasehold property the legal pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You should hand this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that your finances are organised to complete the transaction on the set completion date.
We are planning to move house in December. Will my conveyancing solicitor communicate with the removal company on the completion day. On a separate note, can you put forward a removal company in Kelvedon. Conveyancing solicitor was organised prior to coming across this website.
On the afternoon of completion you will need to collect the keys from the property agent however this can only take place after the vendors conveyancers advise the agent that the monies to complete are in and the keys can be released. Subsequently you should tell the removal company that they can start moving you in. As a matter of policy we do not suggest a specific removal company but can assist you in finding a conveyancing in Kelvedon or a lawyer that specialises in conveyancing in Kelvedon.
I'm spending time viewing apartments in Kelvedon and I am now considering a potential offer. Is it premature to have a solicitor in place? I will be getting a home loan with Virgin Money.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are taking out a mortgage with Virgin Money, make sure you remember to check that your lawyer is on the Virgin Money conveyancing panel.
Is it possible to switch conveyancer as I have to appoint a firm on the Godiva Mortgages Ltd conveyancing list. I instructed a high street conveyancing solicitor in Kelvedon five minutes from me but the firm is not approved by Godiva Mortgages Ltd
It would be our pleasure to help you select a conveyancing solicitor in Kelvedon on the Godiva Mortgages Ltd panel. Please note that the solicitors that we work with do not pay us fee if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Kelvedon. Using search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Kelvedon.
In my capacity as executor for the will of my uncle I am selling a residence in Monmouth but I am based in Kelvedon. My conveyancer (based 235 miles from mehas requested that I sign a stat dec before completion. Could you suggest a conveyancing solicitor in Kelvedon who can witness and place their company stamp on the document?
Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will do regardless of whether they are Kelvedon based
I am a negotiator for a long established estate agency in Kelvedon where we see a number of flat sales put at risk due to leases having less than 80 years remaining. I have been given contradictory information from local Kelvedon conveyancing solicitors. Can you confirm whether the vendor of a flat can commence the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord 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 purchaser.
I inherited a leasehold flat in Kelvedon, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Kelvedon with a long lease are worth £190,000. The ground rent is £65 invoiced every year. The lease finishes on 21st October 2086
You have 61 years left to run we estimate the price of your lease extension to range between £19,000 and £22,000 as well as costs.
The figure 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 investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.