Am I correct in assuming that the fact that my conveyancer in Ripon is not listed on my mortgage company's solicitor panel that there is a problem with the quality of her work?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Ripon conveyancing practice and enquire why they are no longer on the approved list for your bank.
My wife and I are soon to complete buying a house in Ripon but as a result of wreckage from the recent storms I have was able negotiate reparation from the seller in the sum of three thousand pounds in the form of a adjustment in the price. This was going to be addressed as part of amending the contract yet Nationwide are not allowing this. Should they have been notified?
Any property lawyer that is on a Nationwide conveyancing panel is required to advise Nationwide of any amendments to the purchase price. If you were to refuse your property lawyer to notify the price change to Nationwide then they would have to discontinue acting for you. In addition, Nationwide and you would have to appoint a new property lawyer for your conveyancing in Ripon.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Ripon?
There are many recorded licenced Conveyancers in Ripon and Solicitor practices in Ripon who provide Conveyancing services It is important to make clear that the two are regulated professionals specialising in the legal work in the home buying process. The two can deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
We previously chose solicitors located in Ripon on the Barclays solicitor approved list. They have just invoiced me a supplemental fee for dealing with the Barclays mortgage. Is this a supplemental conveyancing fee set by Barclays?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your property lawyer can levy a fee for this. The charge is not dictated by Barclays but by your Ripon solicitor. Plenty of firms on the Barclays panel will quote ’dealing with mortgage’ fee but some firms include it on their overall fee.
I am expecting a AIP from TSB this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do TSB recommend any Ripon solicitors on the TSB conveyancing panel, or is it better to go independently?
You will need to appoint Ripon solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
Various internet forums that I have frequented warn that are the main cause of obstruction in Ripon conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of delays during the legal transfer of property. Searches are unlikely to be the root cause of delay in conveyancing in Ripon.
My cousin has recommend that I instruct his conveyancing solicitors in Ripon. Should I choose my own solicitor?
Much as we are happy to recommend a Ripon conveyancing lawyer the best way to find a conveyancing solicitor is to have guidance from friends or family who have actually used the firm you're considering.
If all goes to plan we aim to complete the sale of our £250,000 maisonette in Ripon on Tuesday in a week. The freeholder has quoted £420 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Ripon?
For most leasehold sales in Ripon conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Completing conveyancing due diligence questions
Where consent is required before sale in Ripon
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I purchased a leasehold flat in Ripon, conveyancing formalities finalised in 2010. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Ripon with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease terminates on 21st October 2086
With only 61 years left to run we estimate the price of your lease extension to span between £18,100 and £20,800 as well as legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional 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 based on this information without first seeking the advice of a professional.