My fiance and I are planning to buy a property in Trelogan and are in fact using a Trelogan conveyancing practice. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Coventry Building Society have this afternoon contacted us to inform me that there is now an issue as our Trelogan solicitor is not on their approved list of lawyers. Please explain?
If you are buying a property with the assistance of a mortgage it is conventional for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see 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 are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Trelogan lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
Our lawyer has identified a defect with the lease for the property we are purchasing in Trelogan. The other side have put forward defective title insurance as a workaround. We are happy with insurance and will pay for it. Our property lawyer says that he must be satisfied that the mortgage company is content with this solution. Who is the client here, us or the lender?
Even though you have a mortgage offer from the lender does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the bank are the client. These conveyancing instructions must be adhered to.
I am buying a flat and need a conveyancing solicitor in Trelogan who is on the Santander solicitor. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Santander in certain locations such as Trelogan. We dont recommend any particular firm.
Is it possible to transfer to a new conveyancer as I need to retain one who is on the Chelsea Building Society conveyancing panel. I had appointed a family conveyancing solicitor in Trelogan five minutes from me but she is not approved by Chelsea Building Society
We will our best to assist in finding you a conveyancing solicitor in Trelogan on the Chelsea Building Society panel. Please note that the property lawyers that we work with do not pay us fee if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Trelogan. In utilising the find a conveyancing solicitor tool on this site, you can scrutinise charges for conveyancing solicitors in Trelogan and throughout England and Wales.
I am using a search engine for the words on line conveyancing in Trelogan it brings up many conveyancersin the area. How do I determine which is the suitable solicitor for the sale of my house?
The preferential way of choosing the right conveyancer is through a personal recommendation, so seek the guidance of colleagues and relatives who have purchased a property in Trelogan or the local estate agent or financial adviser. Fees for conveyancing in Trelogan vary, so it's a good idea to secure at least four fee estimates from varying types of conveyancers. Make sure that you know that the costs are guaranteed not to rise.
I own a leasehold house in Trelogan. Conveyancing and Halifax mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1995. The conveyancing solicitor in Trelogan who acted for me is not around. Any advice?
First make enquiries of HMLR to be sure that this person is indeed the new freeholder. There is no need to instruct a Trelogan conveyancing practitioner to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the registered owner of a leasehold flat in Trelogan, conveyancing was carried out September 2002. Can you work out an approximate cost of a lease extension? Similar properties in Trelogan with a long lease are worth £185,000. The ground rent is £65 per annum. The lease expires on 21st October 2084
You have 59 years left to run we estimate the price of your lease extension to be between £20,900 and £24,200 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.