My husband and I are purchasing a 1 bedroom flat in Riding Mill with a mortgage. We wish to retain our Riding Mill lawyer, but the bank advise she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or retain our Riding Mill property lawyer as well as pay for one of their panel firms to represent them. This feels very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders 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. Another option that might be available is for your Riding Mill conveyancing solicitor to apply to be on the conveyancing panel.
We see that you have a post code search directory identifying law firms on the Coventry BS conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Riding Mill?
We are a listing service only for law firms wishing to communicate if they are on the Coventry BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Riding Mill.
I am assisting my aunt sell her house in Riding Mill. Will the conveyancing solicitor commission an energy assessment or it is for the seller to see to?
Following the abolition of Home Packs, EPC’s was retained a required part of selling a house. An EPC must be commissioned before the property is placed on the market. It is not as aspect of the sale process that solicitors ordinarily organise. If you are using a Riding Mill conveyancing solicitor they might help arrange energy performance certificates given their contacts with long established Riding Mill assessors
My uncle advised me that in buying a property in Riding Mill there may be various restrictions prohibiting external alterations to the property. Is this right?
We are aware of a number of properties in Riding Mill which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Riding Mill should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Are all Riding Mill Conveyancing Quality Solicitors on the Santander conveyancing list of approved solicitors?
A selection of lenders now use CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
The deeds to our house are lost. The lawyers who dealt with the conveyancing in Riding Mill 5 years ago are no longer around. Will I be able to sell the house?
As long as you have a registered title the information relating to your ownership will be held by HMLR with a Title Number. It is possible to conduct a search at the Land Registry, identify your house and order current copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will in most cases retain a file copy of the Registered Lease and again, a copy can be ordered for twenty pounds.
Is it possible to change solicitor as I have to appoint a firm on the Godiva Mortgages Ltd conveyancing panel. I had appointed a high street conveyancing solicitor in Riding Mill five minutes from me but she is not accepted by Godiva Mortgages Ltd
It would be our pleasure to help you find a conveyancing solicitor in Riding Mill on the Godiva Mortgages Ltd panel. Please note that the law firms that we on the directory do not pay us a referral fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Riding Mill. In making use of search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Riding Mill.
I am hoping to put an offer on a small detached house that seems to be perfect, at a great price which is making it all the more appealing. I have just found out that the title is leasehold rather than freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Riding Mill. Conveyancing advisers have are about to be appointed. Will they explain the issues?
The majority of houses in Riding Mill are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in Riding Mill so you should seriously consider looking for a Riding Mill conveyancing practitioner and be sure that they are used to advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as requiring the landlord’spermission to conduct changes to the property. You may also be required to pay a contribution towards the upkeep of the estate where the house is located on an estate. Your solicitor will appraise you on the various issues.
I bought a ground floor flat in Riding Mill, conveyancing formalities finalised half a dozen 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? Equivalent flats in Riding Mill with over 90 years remaining are worth £201,000. The ground rent is £45 levied per year. The lease terminates on 21st October 2089
You have 64 years remaining on your lease we estimate the price of your lease extension to span between £14,300 and £16,400 plus 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 are not able to advice on a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.