Is the fact that my solicitor in Winchcombe is not listed on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s work?
That would more than likely be an incorrect assumption to make. 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) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Winchcombe conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
We are looking to buy a property and require a conveyancing solicitor in Winchcombe who is on the Lloyds conveyancing panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Winchcombe.
We wanted to use a property lawyer in Winchcombe for our house move. Our financial adviser has since advised us that our mortgage lenders Barclays won't deal with them. Surely this is unduly restrictive?
Before the recession most banks had an appetite for risk which was higher than today. Almost all Winchcombe conveyancing firms would have been on many bank panels. The financial services regulator in 2010 carried out a thematic review into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more information from law firms regarding their operations and their employees as well as set certain criteria such a completing on a minimum amount of conveyancing. Many Winchcombe conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Winchcombe is one of the thousands of locations where the lawyers we recommend are are approved Barclays .
My wife and I are close to exchanging contracts on the sale of our home in Winchcombe and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A local conveyancer would know this is not the case. For the life of me I don't know why the purchasers used a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Winchcombe. We have lived in Winchcombe for three years we know that this is a non issue. Should we contact our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing firm already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Just bought a detached house in Winchcombe , how long should it take for the Land Registry to deal with the formalities evidencing my proprietorship? My Winchcombe conveyancing solicitor has been very slow, so I want to check that my ownership is recorded.
As far as conveyancing in Winchcombe is concerned, registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timeframes can vary according to who lodges the application, whether there are errors and if the Land registry need to notify any 3rd parties. As of today approximately 80% of submission are fully dealt with within 12 days but some can be subject to protracted delays. Registration takes place after the purchaser is living at the property so 'speed' is not typically top priority but where there is a degree of urgency associated with the registration then you or your solicitor should communicate with the Registry to express the reasoning for the application to be prioritised.
Do you have any top tips for leasehold conveyancing in Winchcombe from the point of view of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Winchcombe can be reduced if you appoint lawyers the minute your agents start marketing the property and request that they start to put together the leasehold documentation needed by the buyers’ lawyers. Many landlords or Management Companies in Winchcombe charge for providing management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management information sought on or before finding a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most common reason for delay in leasehold conveyancing in Winchcombe. If you have carried out any alterations to the residence would they have required Landlord’s consent? Have you, for example installed wooden flooring? Most leases in Winchcombe state that internal structural alterations or installing wooden flooring require a licence issued by the Landlord approving such changes. Where you dont have the approvals in place do not contact the landlord without checking with your conveyancer before hand. A minority of Winchcombe leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers obtain bank and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors.
I inherited a leasehold flat in Winchcombe, conveyancing was carried out in 2008. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Winchcombe with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £50 yearly. The lease finishes on 21st October 2103
You have 77 years unexpired the likely cost is going to span between £7,600 and £8,800 as well as legals.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.