Me and my fiance are buying a 3 bedroom flat in Frant with a mortgage. We have a Frant lawyer, but the lender says she’s not on their "panel". It seems we have little choice but to select one of the bank panel solicitors or continue with our Frant conveyancer and pay for one of their panel lawyers to represent them. We regard this is unjust; are we not able to require that the bank use our Frant lawyer ?
No, not really. Your mortgage offer 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 Frant conveyancing lawyer to apply to be on the conveyancing panel.
What is the difference between a licensed conveyancer and conveyancing solicitor in Frant
There are many recorded licenced Conveyancers in Frant and Solicitor practices in Frant who can help with your conveyancing It is important to make clear that the two are regulated professionals specialising in the legal aspects of transferring property. Both can handle other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
We are aiming to move property in August. Does my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you suggest a removal company in Frant. Conveyancing firm was organised prior to coming across this page.
On the afternoon of completion you will need to pick up the keys from the property agent however this can only occur when the sellers solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be collected. You can advise the removal men that they can start moving you in. We are not in a position to suggest a specific removal organisation but can help you find a conveyancing in Frant or a firm with expertise in conveyancing in Frant.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Frant solicitor on the Kent Reliance panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
Will my solicitor be raising enquiries regarding flooding as part of the conveyancing in Frant.
Flooding is a growing risk for solicitors conducting conveyancing in Frant. There are those who purchase a house in Frant, fully expectant that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, however there are a numerous checks that can be initiated by the purchaser or by their solicitors which can give them a better appreciation of the risks in Frant. The standard property information forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to determine if the property has suffered from flooding. If the premises has been flooded in past which is not notified by the owner, then a buyer could bring a compensation claim resulting from an incorrect response. A buyer’s solicitors will also carry out an enviro search. This should disclose if there is any known flood risk. If so, more detailed investigations will need to be carried out.
Back In 2007, I bought a leasehold flat in Frant. Conveyancing and Godiva Mortgages Ltd mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Frant who acted for me is not around. What should I do?
The first thing you should do is make enquiries of the Land Registry to make sure that this person is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Frant 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 own a 2 bed flat in Frant, conveyancing formalities finalised 7 years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Frant with an extended lease are worth £185,000. The ground rent is £65 yearly. The lease terminates on 21st October 2085
With only 61 years left to run we estimate the premium for your lease extension to be between £19,000 and £22,000 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.
My mortgage broker has suggested using their property lawyer for the conveyancing in Frant - won’t it be better to just use them?
It is not always the case and you are free to opt for whichever lawyer you prefer for your Frant conveyancing. The solicitor put forward by an estate agent may not necessarily be the right lawyer, they may recommend their own conveyancing firm who are based remotely. In this instance you may not have contact with your conveyancer and due to the lack of continuity in the transaction, it may be difficult to obtain updates.