We are buying a 1 bedroom flat in Underwood with a mortgage. We have a Underwood conveyancer, but the lender says she’s not on their "panel". It appears that we have no option but to instruct one of the lender panel firms or continue with our Underwood lawyer as well as pay for one of their panel ones to represent them. This seems very unfair; are we not able to demand that the mortgage company use our Underwood conveyancer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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. Another option that might be available is for your Underwood conveyancing lawyer to apply to be on the conveyancing panel.
How up to date is your search tool for Underwood conveyancing solicitors on the Yorkshire BS conveyancing panel? Do Yorkshire BS send you an updated list?
Underwood conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.
I am assisting my step-mother sell her house in Underwood. Will the conveyancer order an energy assessment or it is for me to see to?
After the abolition of HIPs, EPC’s remained a mandatory part of moving house. An energy assessment should be to hand before the property is marketed. It is not something that lawyers normally arrange. Where you are using a Underwood conveyancing solicitor they might be able to arrange EPC’s due to their contacts with long established Underwood accredited person
Have just purchased a repossessed house at auction in Underwood. Conveyancing is needed. What are my next steps?
Having to all intents and purposes signed on the dotted line you now have to retain a conveyancing lawyer soon as you are facing a fast approaching a fixed date to complete the transaction. An auction property will have a bespoke auction pack. This will likely include most,if not all of the paperwork that your lawyer requires. If you have purchased leasehold property the auction pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You need to hand this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that that you have the requisite funding organised to complete on the on the contractual date .
My wife and I have organised the release of further funds on our home loan from Kent Reliance as we intend to carry out improvements to our home in Underwood. Do we need to appoint a bricks and mortar Underwood solicitor on the Kent Reliance conveyancing panel to handle the legals?
Kent Reliance do not ordinarily require a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance conveyancing panel.
I understand that there are debates on Chancel Insurance on online forums. Am I compelled to have this when acquiring a house in Underwood? or Apparently there is an ancient law that means some owners of property residing in a parish church boundary may be liable to contribute towards maintenance towards the chancel within the church. Is this relevant for conveyancing in Underwood?
Unless a prior purchase of the property completed after 12 October 2013 you could assume that lawyers handling conveyancing in Underwood to continue to recommend a chancel search and or chancel repair liability policy.
I used Wolstenholmes a few years past for my conveyancing in Underwood. I now require my papers however the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Underwood of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am employed by a long established estate agent office in Underwood where we have experienced a number of leasehold sales derailed as a result of short leases. I have received inconsistent advice from local Underwood conveyancing firms. Please can you clarify whether the seller of a flat can start the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I purchased a ground floor flat in Underwood, conveyancing formalities finalised December 2011. Can you work out an approximate cost of a lease extension? Corresponding properties in Underwood with an extended lease are worth £190,000. The ground rent is £45 per annum. The lease ceases on 21st October 2087
You have 62 years remaining on your lease the likely cost is going to span between £17,100 and £19,800 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.