I am obtaining a mortgage with Lloyds. I would like to use a Licensed Conveyancer in The Ridgeway. Does the Lloyds Conveyancing panel allow for Licensed Conveyancers?
The Lloyds approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Can I use your services to locate a Conveyancing solicitor in The Ridgeway even if I’m not purchasing or disposing of a house, for instance where I wish to buy an office in The Ridgeway with a mortgage from TSB?
The service is predominantly used to locate domestic conveyancing solicitors in The Ridgeway but we have set out towards the end of this page a selection of The Ridgeway commercial conveyancing firms. You should enquire with the company directly to establish if they are also authorised to represent TSB
I am considering applying for a Nationwide mortgage for purchase of a newly converted (under development) in The Ridgeway with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Nationwide ?
There is nothing to stop you using your solicitor, but Nationwide will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I am helping my niece sell her flat in The Ridgeway. Will the solicitor order the EPC or it is for the seller to see to?
Following the demise of Home Packs, energy assessments was retained a compulsory component of moving house. An energy assessment needs to be commissioned before the property is advertised. This is not as aspect of the sale process that law firms normally arrange. Where you are using a The Ridgeway conveyancing solicitor they might help arrange energy performance certificates due to their relationships with long established local providers
A colleague pointed out to me me that in purchasing a property in The Ridgeway there could be various restrictions as to what one can do in terms of external alterations to a property. Is this right?
There are a number of properties in The Ridgeway which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in The Ridgeway should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Bank of Ireland have agreed my mortgage in principle, my bid on a property in The Ridgeway has been accepted, what happens next?
Your estate agent will want to know who your solicitors are (ensure that the solicitors are on the bank’s panel). Telephone Bank of Ireland or your broker and finalise any outstanding documentation. Bank of Ireland will instruct a valuer who will get in touch with the estate agent or vendor to book an appointment. Once carried out (assuming no problems) it takes on average a week to get a mortgage offer. Bank of Ireland will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in The Ridgeway.
Do I need to be suspicious that estate agents that I am dealing with are encouraging me to use a national conveyancing firm rather than a local The Ridgeway conveyancing practice?
As is the case with many professional services, often input from connections can be extremely useful or valuable. Nevertheless there are many players in a conveyancing deal; estate agents, financial adviser and lenders might all suggest solicitors to select. Sometimes the lawyers might be known to one of the organisations as one of the best in their field, but sometimes there behind the scenes financial incentive behind the recommendation. You have the discretion to appoint your own conveyancer. Don't forget that most mortgage providers specify a panel list of solicitors you are obliged to use for the mortgage related work in your transaction.
Can you offer any advice when it comes to choosing a The Ridgeway conveyancing practice to deal with our lease extension?
When appointing a solicitor for lease extension works (regardless if they are a The Ridgeway conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with two or three firms including non The Ridgeway conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:
-
Can they put you in touch with clients in The Ridgeway who can give a testimonial?
My wife and I have hit a brick wall in trying to purchase the freehold in The Ridgeway. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the relevant legislation you can apply to the LVT to decide the price payable.
An example of a Lease Extension case for a The Ridgeway residence is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case related to 13 flats. The unexpired term as at the valuation date was 76 years.