I am expecting a offer of a home loan from Lloyds. I intend to use a Licensed Conveyancer in Nuneaton. Does the Lloyds Conveyancing panel allow for Licensed Conveyancers?
The Lloyds conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
My wife and I are buying a property in Nuneaton. It might be a silly question but how we can trust a lawyer? On the day of competition we have to deposit money into their account. What protection do we have from them run away with our monies?
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.
My stepmother pointed out to me me that in buying a property in Nuneaton there could be various restrictions as to what one can do in terms of external changes to a property. Is this right?
There are anumerous of properties in Nuneaton which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Nuneaton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We had appointed conveyancing lawyers located in Nuneaton on the Lloyds solicitor panel. They are now charging me a separate charge for the legal aspects of the Lloyds mortgage. Is this a supplemental conveyancing fee specified by Lloyds?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancer may levy a fee for this. This fee is not dictated by Lloyds but by your Nuneaton solicitor. Some firms on the Lloyds panel will charge an ‘acting for lender’ fee but some firms include it on their overall fee.
Should our lawyer be raising enquiries regarding flooding during the conveyancing in Nuneaton.
The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Nuneaton. There are those who buy a house in Nuneaton, completely aware that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, however there are a numerous checks that may be undertaken by the buyer or on a buyer’s behalf which can figure out the risks in Nuneaton. The standard information sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the owner to discover if the premises has historically flooded. If the property has been flooded in past and is not notified by the seller, then a purchaser may commence a compensation claim as a result of such an incorrect response. The buyer’s lawyers should also carry out an enviro report. This should reveal whether there is any known flood risk. If so, additional inquiries should be carried out.
I used Action Conveyancing a few years past for my conveyancing in Nuneaton. Now, I need the files however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Nuneaton of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am selling my property. My former conveyancers has retired. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Nuneaton if that makes a difference.
Please use our search tool to help you choose a solicitor for your conveyancing in Nuneaton. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.
Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £375,000 garden flat in Nuneaton in 8 days. The management company has quoted £372 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Nuneaton?
Nuneaton conveyancing on leasehold flats more often than not involves the buyer’s conveyancer submitting enquiries for the landlord to address. Although the landlord is under no legal obligation to answer such questions the majority will be willing to do so. They are at liberty to charge a reasonable charge for responding to enquiries or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is over three hundred pounds, in some transactions it is above £800. The management information fee levied by the landlord must be accompanied by a synopsis of entitlements and obligations in respect of administration fees, without which the invoice is technically not due. In reality you have no option but to pay whatever is requested of you if you want to exchange contracts with the buyer.
I own a 2 bed flat in Nuneaton, conveyancing formalities finalised August 2003. Can you work out an approximate cost of a lease extension? Comparable flats in Nuneaton with an extended lease are worth £216,000. The ground rent is £50 invoiced every year. The lease ends on 21st October 2095
With 70 years remaining on your lease the likely cost is going to span between £9,500 and £11,000 as well as costs.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.