Are the Marshfield conveyancing solicitors identified as being on the Coventry BS conveyancing panel, together with their details provided by Coventry BS?
Marshfield conveyancing firms themselves provide us confirmation that they are on the Coventry BS conveyancing panel as opposed to being supplied with a list from Coventry BS directly.
My husband and I are buying a 2 bedroom flat in Marshfield with a homeloan from Birmingham Midshires.We have a Marshfield conveyancing practitioner but Birmingham Midshires advised that she’s not listed on their "panel". We have to appoint a Birmingham Midshires panel firm or keep our high street solicitor and pay for a Birmingham Midshires panel lawyer to represent them. This seems very unfair; Can we not simply insist that Birmingham Midshires use our lawyer?
Unfortunately,no. The mortgage issued to you is subject to its various provisions, a common one being that lawyers will be on the Birmingham Midshires approved list. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Birmingham Midshires
I'm purchasing a new build house in Marshfield with a mortgage from Aldermore. The sellers would not budge the price so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not reveal to my solicitor about the extras as it will adversely affect my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Taking into account that I am about to part with over three hundred thousand on a house in Marshfield I wish to have a conversation with the lawyer about myconveyancing prior to appointing 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 first talking to the solicitor who will be conducting your property ownership legalities in Marshfield.There is no ‘factory style conveyancing’ - each client is unique person, not a case number. The practices that we put you in touch with believe that the fees you are quoted for residential conveyancing in Marshfield should be the figure that you are charged.
Back In 2001, I bought a leasehold house in Marshfield. Conveyancing and Accord Mortgages Ltd mortgage are in place. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in Marshfield who previously acted has long since retired. Do I pay?
First contact HMLR to make sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Marshfield conveyancing firm to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I acquired a studio flat in Marshfield, conveyancing having been completed 6 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Marshfield with an extended lease are worth £185,000. The ground rent is £65 charged once a year. The lease terminates on 21st October 2086
You have 61 years remaining on your lease the likely cost is going to span between £18,100 and £20,800 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.
Me and my partner are about to complete buying a house in Marshfield but as a consequence of wreckage from the recent storms I have agreed recompense from the current proprietors of five thousand pounds taking the form of a deduction in the price. I had intended this to be addressed as part of the conveyancing process yet the mortgage company will not agree to this. Why were they approached?
Your property lawyer being on the lender conveyancing panel is required to advise the bank of any amendments to the sale amount. If you were to refuse your lawyer to report the price change to your mortgage company then they would have no choice but to discontinue representing you and the lender.