I am progressing with the sale of my apartment in Shoeburyness and the estate agent has just e-mailed to warn that the purchasers are changing their law firm. The excuse is that the bank will only work with solicitors on their approved list. Why would a leading mortgage company only deal with specific solicitors rather the firm that they want to select for their conveyancing in Shoeburyness ?
Banks have always had an approved set of law firms they are willing to work with, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Lending institutions blame a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any sway in the decision.
I am buying a end of terrace house in Shoeburyness. Our aim is to carry out an extension to the side at the property.Will legal work on the property include checks to ascertain if these alterations are prohibited?
Your property lawyer should check the registered title as conveyancing in Shoeburyness can sometimes reveal restrictions in the title documents which restrict categories of changes or necessitated the consent of a 3rd party. Certain extensions require local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these issues with a surveyor before you commit yourself to a purchase.
Is it the case that all Shoeburyness conveyancing solicitors on the UBS conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the UBS conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many mortgage companies do list licenced conveyancers on their panel and in such a situation the firms would be regulated by the Council of Licensed Conveyancers.
My wife and I are spending time viewing flats in Shoeburyness and I am about to put in an offer. Is it best to have my conveyancing practitioner on ‘stand by’? I am planning to take a home loan with TSB.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are seeking a mortgage with TSB, make sure you remember to check that your lawyer is on the TSB conveyancing panel.
I used Arc property Solicitors several years ago for my conveyancing in Shoeburyness. Now, I need my files however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Shoeburyness of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Hoping to buy a property located in Shoeburyness and I am already nervous. I couldn't find anything specific about Shoeburyness. Conveyancing will be needed in due course but do you know about the Shoeburyness area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Shoeburyness. In the meantime here are some basic statistics that we found
I am 18 days into a residential purchase having been directed to a firm by the high street agent to execute conveyancing in Shoeburyness. I am not happy. Could you help me find new solicitors?
They would have to be really bad to suggest replacing them. Has your mortgage been sent? In the event that it has you must make them aware of the replacement lawyer and ensure the loan are issued to the new lawyers. The solicitor ideally should be on the banks panel to avoid escalating charges and delays. So that should be your starting point. Our find a solicitor tool will help you find a bank approved conveyancer for your conveyancing in Shoeburyness
I only have Fifty years remaining on my flat in Shoeburyness. I need to extend my lease but my freeholder is absent. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to demonstrate that you have done all that could be expected to track down the lessor. For most situations an enquiry agent may be helpful to carry out a search and to produce an expert document to be accepted by the court as evidence that the landlord is indeed missing. It is wise to seek advice from a property lawyer in relation to proving the landlord’s disappearance and the vesting order request to the County Court overseeing Shoeburyness.
I inherited a studio flat in Shoeburyness, conveyancing was carried out 8 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 Shoeburyness with over 90 years remaining are worth £265,000. The average or mid-range amount of ground rent is £50 per annum. The lease runs out on 21st October 2100
With 75 years left to run we estimate the premium for your lease extension to be between £8,600 and £9,800 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed 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 want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.