My financial adviser has asked me for my Stanford Le Hope lawyer’ panel reference for the Lloyds conveyancing panel. What is the best way to discover this. I have e-mailed my local Stanford Le Hope office but they don't know it.
You are best placed to get this information from your Stanford Le Hope lawyer . Most Stanford Le Hope law practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
I purchased a freehold residence in Stanford Le Hope yet charged rent, why is this and what is this?
It is rare for properties in Stanford Le Hope and has limited impact for conveyancing in Stanford Le Hope but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.
We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to instruct their panel solicitor as I would prefer to use a Stanford Le Hope based conveyancing firm?
You should check but the chances are that give you one of their panel solicitors if you accept the "fee-free" deal. Speak to the lender to check if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Stanford Le Hope.
Is it correct that all Stanford Le Hope CQS (Conveyancing Quality Scheme) solicitors are on the Skipton conveyancing panel?
A selection of lenders now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
After weeks of negotiation I have agreed a price on a house in Stanford Le Hope. My financial adviser suggested a lawyer. I paid an advanced payment of £175. A couple of days later, the conveyancer contacted me sheepishly admitting that they were not on the Nottingham conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nottingham panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I was told four weeks ago that my mortgage has been agreed to by Barclays. Is it usual for Barclays to only issue the offer once my solicitor in Stanford Le Hope is approved on their conveyancing panel? Barclays have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Barclays to deal with your lawyer's application to be on the Barclays conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have recentlybeen informed that Arc property Solicitors have been shut down. They carried out my conveyancing in Stanford Le Hope for a purchase of a leasehold apartment 10 months ago. How can I be sure that my home is registered correctly in the name of the former proprietor?
The easiest way to see 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 Stanford Le Hope conveyancing specialists.
There are only 68 years left on my flat in Stanford Le Hope. I am keen to extend my lease but my freeholder is missing. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to prove that you have done all that could be expected to track down the freeholder. For most situations a specialist would be helpful to conduct investigations and to produce an expert document to be used as evidence that the freeholder can not be located. It is advisable to get professional help from a conveyancer in relation to investigating the landlord’s absence and the application to the County Court overseeing Stanford Le Hope.
I purchased a leasehold flat in Stanford Le Hope, conveyancing having been completed 5 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Stanford Le Hope with a long lease are worth £255,000. The ground rent is £45 charged once a year. The lease finishes on 21st October 2100
You have 74 years unexpired we estimate the price of your lease extension to span between £8,600 and £9,800 as well as 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 advice on a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.