We are buying a flat and need a conveyancing solicitor in St Annes Park who is on the Co-operative 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 Co-operative . We don't recommend any particular firms conducting conveyancing in St Annes Park.
We're in St Annes Park, First timers buying with a mortgage (lender is Coventry BS , and our solicitor is on the Coventry BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
We have agreed to purchase a house in St Annes Park. A rare aspect is that the roof has a solar panel. Kent Reliance have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Kent Reliance your lawyer must check the conveyancing instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Kent Reliance. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Kent Reliance where a lease fails to satisfy these specifications. The provisions relate to the installation of panels on properties in England and Wales and is not limited to St Annes Park.
My husband and I are at the point of viewing flats in St Annes Park and I am about to put in an offer. Should I already have a conveyancing practitioner in place at this point? I am planning to take a home loan with UBS.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are getting a mortgage with UBS, make sure you remember to check that your lawyer is on the UBS conveyancing panel.
I was told two weeks ago that my mortgage has been agreed to by Clydesdale. Is it usual for Clydesdale to only issue the offer once my solicitor in St Annes Park is approved on their conveyancing panel? Clydesdale have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.
Is it possible to change firm as I need to choose a firm on the Aldermore conveyancing panel. I hired a local conveyancing solicitor in St Annes Park round the corner but she is not accepted by Aldermore
It would be our pleasure to assist you find a conveyancing solicitor in St Annes Park on the Aldermore panel. Please note that the conveyancers that we list do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in St Annes Park. In making use of the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in St Annes Park.
Having had my offer accepted I require leasehold conveyancing in St Annes Park. Before diving in I want to be sure as to the remaining lease term.
If the lease is registered - and most are in St Annes Park - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I inherited a garden flat in St Annes Park, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Corresponding flats in St Annes Park with an extended lease are worth £190,000. The ground rent is £45 invoiced annually. The lease ceases on 21st October 2088
With just 62 years left to run we estimate the price of your lease extension to range between £17,100 and £19,800 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.
My husband and I are acquiring a first floor flat in St Annes Park. At the point of instructing our conveyancing practitioner, they assured us that they were on all major UK lender panels. Our mortgage broker contacted us today to say that they don't appear to be on the Kent Reliance approved list. Should that be true, what should we do? Should we just choose a different solicitor that is on their approved list or should we pay for dual representation, with Kent Reliance selecting their own approved conveyancing practitioner.
If you are acquiring a property needing a mortgage it is usual for the purchaser’s solicitors to also act for the mortgage company. In order to act for a bank or building society a solicitor has to be on that lender's list of approved lawyers. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the conveyancer has to satisfy. Some mortgage companies now insist their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should call Kent Reliance to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on Kent Reliance's conveyancing panel as you are at liberty to use your preferred St Annes Park lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.