It has come to my attention via my estate agent that my Taverham the law firm I have appointed is not on the lender Solicitor panel. How can I be sure whether this is correct?
You need to call your Taverham lawyer directly. You lawyer should advise you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
We are buying a purpose built apartment in Taverham with a residential mortgage from Halifax.We would like to retain our Taverham conveyancing solicitor but Halifax advised that her practice is not on their approved list of firms. We have to appoint a Halifax panel lawyer or retain our high street solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The loan issued to you contains various provisions, one of which will be that conveyancers will be on the Halifax approved list. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Halifax
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Taverham is where the house is located. Is there any advice you can give?
Flying freeholds in Taverham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Taverham you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Taverham may decide 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 property.
Should I be concerned about estate agents that I am dealing with are suggesting a nationwide conveyancing firm rather than a local Taverham conveyancing company?
As with lots of professional services, often referrals from relatives can be worth their weight in gold. But there are numerous players in a conveyancing deal; estate agents, mortgage brokers and lenders might all suggest lawyers to retain. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but occasionally there exists a commercial relationship behind the endorsement. You have the discretion to select your preferred lawyer. You need to be aware that some lenders specify a panel list of conveyancers you have to use for the mortgage aspect of your transaction.
I am thinking of appointing a conveyancing solicitor in Taverham for my house move. Can I see a firm’s record with the profession’s regulator?
Anyone can search for published Solicitor Regulator Association (SRA) decisions arising from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. To find details Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The regulator could monitor call for training requirements.
I own a leasehold flat in Taverham. Conveyancing and TSB mortgage organised. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Taverham who acted for me is not around. Any advice?
First contact HMLR to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Taverham conveyancing lawyer to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I invested in buying a 1st floor flat in Taverham, conveyancing was carried out 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? Comparable properties in Taverham with an extended lease are worth £180,000. The ground rent is £65 per annum. The lease ceases on 21st October 2084
With 59 years unexpired the likely cost is going to span between £20,900 and £24,200 plus legals.
The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. 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. You should not take any other action placing reliance on this information without first seeking the advice of a professional.