Is the fact that my solicitor in Shirenewton is not listed on my lender's conveyancing panel that there is a problem with the quality of her work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack 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 simply call the Shirenewton conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
My conveyancer has uncovered a a problem with the lease for the apartment we are buying in Shirenewton. The seller’s lawyers have offered defective title insurance as a workaround. We are happy with insurance and will pay for it. Our property lawyer says that he must be satisfied that the bank is content with this solution. Who is the client here, us or the mortgage company ?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your solicitor will have no choice but to discontinue acting for you.
We are buying a property and require a conveyancing solicitor in Shirenewton who is on the Santander solicitor panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Shirenewton.
Will our conveyancer be raising enquiries regarding flooding as part of the conveyancing in Shirenewton.
Flooding is a growing risk for lawyers dealing with homes in Shirenewton. There are those who purchase a house in Shirenewton, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Solicitors are not qualified to give advice on flood risk, but there are a number of searches that may be initiated by the buyer or by their conveyancers which should figure out the risks in Shirenewton. The standard information given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the vendor to discover whether the premises has historically flooded. In the event that the residence has been flooded in past and is not disclosed by the seller, then a purchaser may issue a legal claim for losses as a result of such an incorrect response. A buyer’s conveyancers should also commission an enviro search. This will higlight whether there is any known flood risk. If so, additional inquiries will need to be initiated.
Are there any apps to assist me to locate a Shirenewton solicitor on the Norwich and Peterborough Building Society conveyancing panel? I have a car and am willing to travel upto 25miles to meet the solicitor.
Feel free to make use of the facility on this website. Please pick a mortgage company and your location and you will see a number of Shirenewton conveyancing lawyers located nearest you. We have listed some Shirenewton conveyancing firms at the bottom of this page and you can telephone them to verify whether they are on the Norwich and Peterborough Building Society member panel
I have just appointed agents to market my 2 bed flat in Shirenewton. Conveyancing lawyers have not yet been instructed, but I have just received a yearly maintenance charge demand – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should clear the service charge as normal given that all rents and service invoices will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I bought a split level flat in Shirenewton, conveyancing having been completed 4 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Shirenewton with over 90 years remaining are worth £260,000. The ground rent is £50 invoiced annually. The lease runs out on 21st October 2100
With only 75 years remaining on your lease we estimate the premium for your lease extension to range between £8,600 and £9,800 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. 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 clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.