When it comes to mortgage companies such as Bank of Ireland, do Shenley Brook End lawyers incur a yearly amount to be on the list of approved solicitors?
We are unaware of any mortgage company fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I have paid off my mortgage with UBS. I assume I don't need a Shenley Brook End conveyancing practitioner on the UBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I am due to exchange contracts on my flat. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Co-operative are being problematic. The Shenley Brook End solicitor who is on the Co-operative conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What can a local search tell me about the house I am purchasing in Shenley Brook End?
Shenley Brook End conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search organisations for example Searchflow The local search is essential in every Shenley Brook End conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search should reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
I have todaydiscovered that Action Conveyancing have closed. They conducted my conveyancing in Shenley Brook End for a purchase of a leasehold flat 9 months ago. How can I check that my home is in my name in the name of the previous owner?
The easiest method to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Shenley Brook End conveyancing specialists.
How simple is it to transfer to a new solicitor as I have to select one who is on the TSB conveyancing list. I instructed a high street conveyancing solicitor in Shenley Brook End five minutes from me but he is not approved by TSB
It would be our pleasure to help you find a conveyancing solicitor in Shenley Brook End on the TSB panel. Please note that the solicitors that we on the directory do not pay us a referral fee if you instruct them and are under regulation of the Solicitors Regulation Authority who regulate all conveyancing solicitors in Shenley Brook End. In utilising the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Shenley Brook End.
Can you provide any top tips for leasehold conveyancing in Shenley Brook End with the purpose of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Shenley Brook End can be reduced where you get in touch lawyers the minute your agents start advertising the property and request that they start to collate the leasehold documentation needed by the purchasers’ solicitors. You may think that you are aware of the number of years left on your lease but you should double-check by asking your conveyancers. A buyer’s conveyancer will not be happy to advise their client to where the lease term is under 80 years. In the circumstances it is essential at an as soon as possible that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. Many landlords or managing agents in Shenley Brook End levy fees for supplying management packs for a leasehold premises. You or your lawyers should find out the fee that they propose to charge. The management pack sought as soon as you have a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Shenley Brook End. If you have the benefit of shareholding in the freehold, you should ensure that you hold the original share certificate. Organising a re-issued share certificate is often a lengthy process and slows down many a Shenley Brook End conveyancing transaction. Where a new share certificate is needed, do contact the company director and secretary or managing agents (if applicable) for this sooner rather than later. If there is a history of any disputes with your freeholder or managing agents it is essential that these are resolved before the property is marketed. The purchasers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to reveal the dispute as over rather than ongoing.
I own a 1 bedroom flat in Shenley Brook End, conveyancing having been completed November 2011. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Shenley Brook End with an extended lease are worth £192,000. The average or mid-range amount of ground rent is £55 yearly. The lease ceases on 21st October 2079
You have 54 years remaining on your lease we estimate the price of your lease extension to range between £32,300 and £37,400 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.
I have read on a number of consumer advice websites that when choosing a conveyancing solicitors they must be approved by your bank. I am a FTB but I have an offer in principle with HSBC and I already have a bricks and morter conveyancing lawyer in Shenley Brook End on standby. Will Halifax require an approved solicitor to be used? If so, where do I find that list for my conveyancing in Shenley Brook End?
You should use a solicitor that is on the Halifax panel. The first thing to do is ring your preferred Shenley Brook End conveyancing solicitor and ask if they are on the Halifax panel. If they are not on the panel you have a couple of alternatives available to you here:
- Proceed with your chosen Shenley Brook End solicitor but Halifax will need to appoint a solicitor from their approved panel. The net impact is additional cost together with probable delay.
- Get a new solicitor to act in the purchase, ensuring that they are on the Halifax conveyancing panel.
- Appeal to your solicitor to seek to join the mortgage company panel.