Me and my wife are acquiring a maisonette in Ottery St Mary. My lawyer is not listed on the lender approved panel. Can I still appoint my Ottery St Mary conveyancing solicitor even though they are not on the mortgage company list of approved lawyers?
You have a number of alternatives open to you here
- Proceed with your preferred Ottery St Mary conveyancing practitioner but your bank will need to instruct a lawyer on their approved list. The net result is additional charges together with likely frustration.
- Choose a new conveyancing practitioner to act in the purchase, ensuring that they are on the lender conveyancing panel.
- Convince your solicitor to pull out all the stops to get listed on the mortgage company conveyancing panel
I am planning to acquire a property and need a conveyancing solicitor in Ottery St Mary who is on the Bank of Scotland solicitor. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Bank of Scotland in certain locations such as Ottery St Mary. We dont recommend any particular firm.
Should my solicitor be raising questions regarding flooding during the conveyancing in Ottery St Mary.
Flooding is a growing risk for lawyers dealing with homes in Ottery St Mary. Plenty of people will buy a property in Ottery St Mary, fully aware that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to give advice on flood risk, but there are a various searches that can be undertaken by the buyer or on a buyer’s behalf which can figure out the risks in Ottery St Mary. The conventional set of property information forms given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a standard question of the vendor to find out whether the premises has ever been flooded. If the premises has been flooded in past which is not disclosed by the vendor, then a purchaser could bring a legal claim for losses stemming from an misleading response. The buyer’s lawyers will also carry out an enviro search. This should reveal whether there is any known flood risk. If so, more detailed inquiries should be initiated.
How do I locate a Ottery St Mary solicitor on the The Royal Bank of Scotland conveyancing panel? I have wheels and am willing to travel upto 10miles to meet the lawyer.
You can use the facility on this page. Please select a lender and your location and you will see a number of Ottery St Mary conveyancing lawyers located nearest you. We have listed some Ottery St Mary conveyancing firms towards the end of this page and you can telephone them to verify if they are on the The Royal Bank of Scotland member panel
As co-executor for the estate of my grandmother I am selling a residence in Neath but reside in Ottery St Mary. My solicitor (based 260 kilometers awayrequires that I execute a stat dec prior to completion. Could you suggest a conveyancing lawyer in Ottery St Mary to witness and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are Ottery St Mary based
I am employed by a reputable estate agency in Ottery St Mary where we have witnessed a number of flat sales jeopardised as a result of leases having less than 80 years remaining. I have received contradictory information from local Ottery St Mary conveyancing firms. Please can you clarify whether the seller of a flat can instigate the lease extension process for the buyer?
As long as 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. This means that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord 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 am the registered owner of a 2 bed flat in Ottery St Mary, conveyancing having been completed in 2000. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Ottery St Mary with over 90 years remaining are worth £190,000. The ground rent is £65 invoiced every year. The lease runs out on 21st October 2086
You have 61 years unexpired we estimate the premium for your lease extension to range between £19,000 and £22,000 plus costs.
The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.