My property lawyer in Launceston is not on the Barclays Direct Approved Panel. Is it possible for me to use my family solicitor notwithstanding that they are excluded from the Barclays Direct panel of approved conveyancing solicitors?
Your options are as follows:
- Complete the purchase with your preferred Launceston lawyers but Barclays Direct will need to use a lawyer on their list of acceptable firms. This will result in additional overall legal fees and cause frustration.
- Get a new lawyer to act in the conveyancing, remembering to check they are Convince your solicitor to do everything within their powers to join the Barclays Direct conveyancing panel
Are all Launceston Conveyancing Quality Solicitors on the Bank of Ireland conveyancing panel?
It is true that some lenders now use CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
The formalities of my purchase has taken place for my property in Launceston. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Launceston building society branch on a couple of occasions and was reassured it wasn't an issue and they will lend. My Launceston conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. I have no idea who is right.
As long as the conveyancer is on the mortgage company panel, she or he must adhere to the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a simple, no chain conveyancing. Launceston is where the house is located. Can you shed any light on this issue?
Flying freeholds in Launceston are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Launceston you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Launceston may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Given that I am about to spend £400,000 on a terraced house in Launceston I would like to talk to a conveyancer regarding thehome move before giving the go ahead to the firm. Is this something that you can arrange?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor due to be doing your conveyancing in Launceston.There is no ‘factory style conveyancing’ - every client is unique individual, not a matter reference. The practices that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Launceston should be the figure that you end up paying.
I need to retain a conveyancing solicitor for residential conveyancing in Launceston. I have discover a web site which seems to have the perfect offering If it is possible to get all the legals completed via phone that would be ideal. Do I need to be wary? What are the potential pitfalls?
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?
Back In 2001, I bought a leasehold flat in Launceston. Conveyancing and HSBC Bank mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1992. The conveyancing solicitor in Launceston who acted for me is not around. Do I pay?
The first thing you should do is make enquiries of the Land Registry to make sure that the individual purporting to own the freehold is indeed the new freeholder. It is not necessary to incur the fees of a Launceston conveyancing solicitor to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I purchased a 2 bed flat in Launceston, conveyancing was carried out in 2002. How much will my lease extension cost? Corresponding flats in Launceston with over 90 years remaining are worth £191,000. The ground rent is £55 invoiced every year. The lease terminates on 21st October 2079
You have 54 years left to run we estimate the premium for your lease extension to span between £31,400 and £36,200 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 renewing a lease, but we are not able to supply the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.