My mortgage broker says he needs my Lostwithiel law firm’s panel reference for the Nat West conveyancing panel. Can you suggest how I discover this. I have contacted my local Lostwithiel office but they have not got back to me yet.
Have you tried contacting your Lostwithiel property lawyer about this?. Most Lostwithiel conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
I have given 2 months notice to my current landlord and have to leave my rented flat in Lostwithiel by the end of next month. Conveyancing on my purchase is progressing. How realistic is it to complete in three weeks as I wish to avoid having to move into temporary accommodation?
Generally one should not serve notice for your tenancy until exchange of contracts has taken place. If you have not previously done so, speak to your lawyer and ask them to they seek the assistance the sellers solicitors, try to an acceptable time-line that all parties will look towards
is it true that all Lostwithiel solicitor firms on the Yorkshire BS conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Yorkshire BS conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of banks do permit licenced conveyancers on their panel and in that case the organisation would be overseen by the CLC.
We had selected conveyancing lawyers located in Lostwithiel on the Bank of Ireland solicitor approved list. They are now charging me a supplemental sum for dealing with the Bank of Ireland mortgage. Is this an additional conveyancing fee specified by Bank of Ireland?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your lawyer is entitled to charge a fee for this. The charge is not set by Bank of Ireland but by your Lostwithiel solicitor. Some firms on the Bank of Ireland panel will quote ’dealing with mortgage’ fee and others do not.
Completion of my remortgage has taken place for my property in Lostwithiel. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
My relative recommended that if I am buying in Lostwithiel I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your Lostwithiel conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Lostwithiel around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Lostwithiel Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Lostwithiel Education with maps and statistics, Local Amenities and other useful information regarding Lostwithiel.
Hoping to buy a property located in Lostwithiel and I am already nervous. I couldn't find anything specific about Lostwithiel. Conveyancing will be needed in due course but do you know about the Lostwithiel area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Lostwithiel. In the meantime here are some basic statistics that we found
I am employed by a long established estate agent office in Lostwithiel where we have experienced a number of flat sales put at risk as a result of leases having less than 80 years remaining. I have received conflicting advice from local Lostwithiel conveyancing solicitors. Could you clarify whether the vendor of a flat can instigate the lease extension process for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence 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 sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder 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 buyer.
I own a leasehold flat in Lostwithiel, conveyancing was carried out 5 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Lostwithiel with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ceases on 21st October 2091
With only 66 years remaining on your lease we estimate the price of your lease extension to span between £11,400 and £13,200 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.