I was informed recently by my lender that my Spalding the law firm I have appointed is not on the bank Solicitor panel. What can I do to be sure that this is correct?
You need to call your Spalding lawyer directly. You lawyer should notify you what has happened. Where they are not on the panel they may be able to suggest a Spalding conveyancing firm that is on the approved list of lawyers for your bank.
My property lawyer in Spalding is not on the Halifax Conveyancing Panel. Can I still retain my prefered solicitor even though they are not on the Halifax panel?
Your options are as follows:
- Complete the purchase with your preferred Spalding lawyers but Halifax will need to use a conveyancer on their list of acceptable firms. This will inevitably rack up the total conveyancing charges as well as cause delays.
- Find an alternative practitioner to to deal with the conveyancing, remembering to check they are Halifax approved.
- Try to convince your Halifax based solicitor to seek to join the Halifax panel
Can I be sure that the Spalding conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Spalding obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer carrying out your transaction.
The formalities of my remortgage has taken place for my property in Spalding. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Planning on purchasing a apartment in Spalding. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Spalding conveyancer is on the Principality conveyancing panel.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Spalding is the location of the property. Can you shed any light on this issue?
Flying freeholds in Spalding are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Spalding you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Spalding may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
In my capacity as executor for the will of my uncle I am selling a house in Neath but I am based in Spalding. My solicitor (based 300 miles from mehas requested that I sign a statutory declaration prior to completion. Can you recommend a conveyancing solicitor in Spalding to attest this legal document for me?
strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are based in Spalding
What are your top tips when it comes to appointing a Spalding conveyancing firm to deal with our lease extension?
If you are instructing a conveyancer for lease extension works (regardless if they are a Spalding conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We suggest that you talk with two or three firms including non Spalding conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:
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What are the costs for lease extension conveyancing?
I inherited a basement flat in Spalding, conveyancing was carried out May 2012. How much will my lease extension cost? Corresponding flats in Spalding with a long lease are worth £165,000. The average or mid-range amount of ground rent is £50 per annum. The lease runs out on 21st October 2102
With just 77 years remaining on your lease the likely cost is going to span between £7,600 and £8,800 plus costs.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.