Am I correct in assuming that the fact that my conveyancer in Warminster is not listed on my bank's solicitor panel that there is a problem with the standard of her work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Warminster conveyancing firm and enquire why they are no longer on the approved list for your bank.
Do the conveyancing solicitors that you recommend handle auction conveyancing in Warminster?
There are a number of auction practitioners we can put you in touch with those who can conduct auction conveyancing. Warminster is just one of hundreds of areas of where our lawyers have offices.
Our bank has suggested a law firm on their panel based in Warminster but I would rather use a conveyancing lawyer in Warminster round the corner to me. Are you able to help?
Far from all Warminster conveyancing firms are on all lender’s conveyancing panel. Use the above find an approved solicitor tool to locate a Warminster conveyancing firm on the on the lender panel.
I'm purchasing a new build house in Warminster with a mortgage from Alliance & Leicester . The sellers would not reduce the price so I negotiated 6k of extras instead. The sale representative told me not disclose to my solicitor about this extras as it could adversely affect my mortgage with Alliance & Leicester . Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Taking into account that I am about to part with 450k on a property in Warminster I wish to have a conversation with the lawyer regarding thehome move prior to instructing the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer due to be doing your conveyancing in Warminster.There is no ‘factory style conveyancing’ - each client is an important person, not a file number. The practices that we put you in touch with believe that the figure you are quoted for your conveyancing in Warminster should be the amount on the final invoice that you are charged.
I want to sublet my leasehold apartment in Warminster. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Notwithstanding that your previous Warminster conveyancing lawyer is not available you can review your lease to check if it allows you to sublet the apartment. The rule is that if the deeds are non-specific, subletting is allowed. There may be a precondition that you must seek permission via your landlord or some other party prior to subletting. The net result is you not allowed to sublet in the absence of first obtaining permission. Such consent must not not be unreasonably refused ore delayed. If the lease does not allow you to sublet you should ask your landlord for their consent.
I inherited a ground floor flat in Warminster, conveyancing formalities finalised 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 Warminster with a long lease are worth £171,000. The ground rent is £50 invoiced annually. The lease finishes on 21st October 2104
You have 79 years remaining on your lease we estimate the premium for your lease extension to be between £7,600 and £8,800 as well as professional fees.
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 without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.