Find a Lender-Approved Local Conveyancer in Moss Nook

Much to our surprise we have been told by our financial adviser that my Moss Nook the law firm I have appointed is not on the lender Solicitor panel. How can I check?

You need to call your Moss Nook lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.

It is is a decade since I bought my home in Moss Nook. Conveyancing lawyers have recently been appointed on the sale but I can't locate my deeds. Will this cause complications?

You need not be too concerned. First there is a possibility that the deeds will be with the lender or they may be in the possession of the solicitor who handled your purchase. Secondly in all probability the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring current official copies of the land registers. The vast majority of conveyancing in Moss Nook relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.

My property lawyer in Moss Nook has never been on on the Barclays Direct Approved Panel. Can I still use my prefered solicitor notwithstanding that they are not on the Barclays Direct panel of approved conveyancing solicitors?

The limited options open to you here include:

1. Carry on with your preferred Moss Nook solicitors but Barclays Direct will need to use a conveyancer on their panel. This will result in additional total legal fees as well as cause frustration.
2. Find an alternative lawyer to to deal with the purchase, not forgetting to check they are Barclays Direct approved.
3. Persuade your Barclays Direct based solicitor to try to join the Barclays Direct panel

Me and my brother have a 4 bedroom Edwardian property in Moss Nook. Conveyancing lawyer represented me and Leeds Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the exact same property. Is it worth asking Leeds Building Society to clarify?

You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Moss Nook and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing practitioner who conducted the purchase.

How does conveyancing in Moss Nook differ for new build properties?

Most buyers of new build premises in Moss Nook contact us having been asked by the seller to exchange contracts and commit to the purchase even before the property is built. This is because builders in Moss Nook typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Moss Nook or who has acted in the same development.

Completion is due on the sale of our £250,000 apartment in Moss Nook next Wednesday. The freeholder has quoted £396 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Moss Nook?

Moss Nook conveyancing on leasehold maisonettes ordinarily results in fees being levied by managing agents :

Completing pre-contract enquiries Where consent is required before sale in Moss Nook Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Moss Nook leasehold property is £350. For Moss Nook conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply answers.

I bought a split level flat in Moss Nook, conveyancing having been completed in 2012. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Moss Nook with an extended lease are worth £165,000. The ground rent is £50 invoiced every year. The lease expires on 21st October 2102

With only 78 years left to run we estimate the price of your lease extension to range between £7,600 and £8,800 plus costs.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.