I am purchasing an apartment in Kinver. My Solicitor has never been on on the lender conveyancing panel. Am I still permitted to retain my Kinver conveyancing solicitor even though they are excluded from the bank panel of approved conveyancing solicitors?
Various options include
- Complete the purchase with your preferred Kinver property lawyer but your lender will undoubtedly retain a property lawyer on their approved list. This will result in additional cost together with probable frustration.
- Appoint a new solicitor to act in the purchase, obviously checking they are on the lender conveyancing panel.
- Convince your lawyer to pull out all the stops to get accepted on the lender’s conveyancing panel
Our solicitor has discovered a a problem with the lease for the flat we are buying in Kinver. The other side have suggested title insurance as a workaround. We are content with insurance and will pay for it. Our conveyancer says that he must check that the bank is happy with this solution. Are we the client or is the bank?
Regardless of the fact that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the bank are the client. These conveyancing instructions must be adhered to.
Do the Building Society Association intend to launch a search tool with a view to list solicitors on the Melton Mowbray Building Society conveyancing panel for example in Kinver?
We have not been informed any plans on the part of the BSA to promote such a register.
I used Stirling Law a few years ago for my conveyancing in Kinver. 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 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 Kinver 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.
Am I better off to instruct a Kinver conveyancing practitioner who is local to the property I am purchasing? An old friend can execute the conveyancing however her office is 400kilometers away.
The primary upside of using a local Kinver conveyancing practice is that you can drop in to execute paperwork, deliver your ID and pester them where appropriate. Having local Kinver know how is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and on the whole were impressed that should trump using an unfamiliar Kinver conveyancing lawyer just because they are round the corner.
Estate agents have just been given the go-ahead to market my garden flat in Kinver. Conveyancing solicitors are to be appointed soon, however I have just received a yearly maintenance charge invoice – what should I do?
The sensible thing to do is pay the invoice as normal given that all ground rent and service charges should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I am the registered owner of a split level flat in Kinver, conveyancing formalities finalised 9 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Kinver with over 90 years remaining are worth £211,000. The ground rent is £45 levied per year. The lease finishes on 21st October 2094
With only 68 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.