My financial adviser says he needs my Stoke Sub Hamdon law firm’s panel reference for the Nat West conveyancing panel. How do I discover this. I have tried my local Stoke Sub Hamdon office but they have not responded to me.
Have you tried contacting your Stoke Sub Hamdon property lawyer about this?. Most Stoke Sub Hamdon conveyancing practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
We have agreed to purchase a house in Stoke Sub Hamdon. One unusual aspect is that the roof has a solar panel. HSBC have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is HSBC your lawyer must follow the formal requirements set out in Part two of UK Finance Lenders’ Handbook for HSBC. The CML Handbook includes minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to HSBC where a lease fails to comply with these specifications. The specifications relate to the installation of panels on properties countrywide and is not isolated to Stoke Sub Hamdon.
I am expecting a AIP from Coventry BS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Stoke Sub Hamdon solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Stoke Sub Hamdon solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
I have paid off my mortgage with TSB. I assume I don't need a Stoke Sub Hamdon conveyancing practitioner on the TSB panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
About to purchase a new build apartment in Stoke Sub Hamdon. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Stoke Sub Hamdon
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
What does commercial conveyancing in Stoke Sub Hamdon cover?
Commercial conveyancing in Stoke Sub Hamdon incorporates a wide array of advice, given by regulated solicitors, relating to business premises. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
As co-executor for the will of my aunt I am selling a property in Monmouth but live in Stoke Sub Hamdon. My conveyancer (who is 200 kilometers awayrequires that I execute a stat dec prior to the transaction finalising. Could you suggest a conveyancing lawyer in Stoke Sub Hamdon who can attest and place their company stamp on the document?
strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are Stoke Sub Hamdon based
I own a leasehold flat in Stoke Sub Hamdon. Conveyancing and Barnsley Building Society mortgage are in place. I have received a letter from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Stoke Sub Hamdon who previously acted has now retired. What should I do?
The first thing you should do is contact the Land Registry to be sure that this person is in fact the new freeholder. There is no need to instruct a Stoke Sub Hamdon conveyancing lawyer to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the registered owner of a 2 bed flat in Stoke Sub Hamdon, conveyancing having been completed half a dozen 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 properties in Stoke Sub Hamdon with a long lease are worth £260,000. The ground rent is £45 invoiced annually. The lease terminates on 21st October 2099
With 74 years remaining on your lease we estimate the price of your lease extension to range between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.