My financial adviser has requested my Ravensthorpe solicitor’s panel reference for the Nat West conveyancing panel. Can you suggest how I discover this. I have called my local Ravensthorpe branch but they have not responded to me.
Have you tried calling your Ravensthorpe property lawyer about this?. Most Ravensthorpe conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
We are getting closer to an exchange on a flat in Ravensthorpe and my parents have sent the ten percent deposit to my solicitor. I am now told that as the deposit has been sent from someone other than me my conveyancing practitioner needs to make a notification to my mortgage company. I am advised that, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the bank regarding my parents' contribution when I applied for the home loan, so is it really appropriate for this now to hold matters up?
The conveyancing practitioner is duty bound to clarify with mortgage company to ensure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only reveal this to your lender if you agree, failing which, your lawyer must cease to continue acting.
When it comes to mortgage companies such as Bank of Ireland, do Ravensthorpe solicitors face a yearly amount to be on the list of approved solicitors?
We are not aware of any bank fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
Can I be sure that the Ravensthorpe conveyancing solicitor on the Aldermore panel is any good?
When it comes to conveyancing in Ravensthorpe obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer carrying out your transaction.
It is unclear whether my lender requires a lease extension. I have called into my local Ravensthorpe bank branch on numerous occasions and was reassured it wasn't a problem and they would lend. My Ravensthorpe conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they will not lend in accordance with their published requirements. Who do I believe?
As long as the solicitor is on the lender panel, she or he must adhere to the Council of Mortgage Lenders’ Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
We are buying a property and the lawyer has raised the issue of Chancel Repair to which the house may be obligated to pay because it falls into the area of such a church. She has mentioned insurance. Is this really required for conveyancing in Ravensthorpe
Unless a previous acquisition of the premises completed post 12 October 2013 you may expect conveyancing practitioners conducting conveyancing in Ravensthorpe to remain recommending a chancel search and or insurance against a claim.
Despite weeks of looking the Title Certificate and documents to my house are lost. The solicitors who conducted the conveyancing in Ravensthorpe 10 years ago no longer exist. What are my options?
Assuming you have a registered title the information relating to your ownership will be held by the Land Registry under a Title Number. It is possible to carry out a search at the Land Registry, locate your house and secure up to date copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will in most cases hold a file duplicate of the Registered Lease and again, a copy can be ordered for twenty pounds.
I own a leasehold house in Ravensthorpe. Conveyancing and Clydesdale mortgage are in place. A letter has just been received 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 1993. The conveyancing solicitor in Ravensthorpe who previously acted has long since retired. Any advice?
First contact the Land Registry to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Ravensthorpe conveyancing lawyer to do this as it can be done on-line for £3. You should note 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 invested in buying a 2 bed flat in Ravensthorpe, conveyancing formalities finalised 9 years ago. How much will my lease extension cost? Comparable flats in Ravensthorpe with an extended lease are worth £191,000. The ground rent is £55 charged once a year. The lease ends on 21st October 2079
You have 53 years left to run the likely cost is going to be between £27,600 and £31,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.