We see that you have a search directory listing law firms on the Barclays conveyancing panel. Do firms pay you a referral fee if I retain them for our own conveyancing in Marple?
We are a listing service only for law firms wishing to communicate if they are on the Barclays conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Marple.
Are the BSA intent on creating a search tool with a view to to identify law firms on the Norwich and Peterborough Building Society conveyancing panel for instance in Marple?
We are not aware of any plans on the part of the BSA to develop such a tool.
We are buying a apartment in Marple. It might be a silly question but how we can trust a solicitor? At some point we will need to put funds into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I'm in the throws of viewing houses in Marple and I am about to put in an offer. Is it wise to have my conveyancing practitioner on ‘stand by’? I will be getting a home loan with Barclays.
You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. As you are taking out a mortgage with Barclays, make sure you remember to check that your lawyer is on the Barclays conveyancing panel.
After months of negotiation I have agreed a price on a house in Marple. My financial adviser recommended their conveyancers. I paid an advanced payment of £225. A couple of days later, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
The deeds to my property can not be found. The conveyancers who handled the conveyancing in Marple 4 years ago no longer exist. What are my next steps?
You no longer need to have the physical official documentation to evidence that you are the registered proprietor of land or premises, given that the Land Registry hold details of all registered land or property electronically.
Am I right to be suspicious by brokers that I am dealing with are encouraging me to use an online conveyancing firm as opposed to a local Marple conveyancing company?
As is the case with many professional services, often referrals from family and friends can be very helpful. Nevertheless there are many players in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may suggest solicitors to instruct. Sometimes these solicitors might be known to one of the organisations as being good in their field, but occasionally there behind the scenes commercial relationship behind the recommendation. You have the discretion to choose your preferred conveyancer. However, bear in mind that most mortgage providers specify a panel list of law firms you are obliged to use for the mortgage related work in your conveyancing.
I own a leasehold flat in Marple. Conveyancing and Clydesdale mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Marple who previously acted has long since retired. Do I pay?
The first thing you should do is contact HMLR to make sure that this person is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Marple conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I inherited a ground floor flat in Marple, conveyancing was carried out in 2012. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Marple with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease terminates on 21st October 2087
With 62 years left to run we estimate the premium for your lease extension to span between £17,100 and £19,800 as well as costs.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.