We are purchasing a 3 bedroom flat in Immingham with a mortgage. We have a Immingham conveyancer, however the mortgage company says he's not on their "panel". It appears that we have no option but to appoint one of the mortgage company panel solicitors or retain our Immingham solicitor and pay for one of their panel firms to represent them. This feels very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. A further alternative is for your Immingham conveyancing solicitor to apply to be on the conveyancing panel.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Immingham is the location of the property. Can you shed any light on this issue?
Flying freeholds in Immingham are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Immingham you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Immingham may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
What makes your site different to alternative online quote calculators when it comes to conveyancing in Immingham?
At this site secure an accurate costs illustration from a Solicitor or Licensed Conveyancer that understands the nuances of your conveyancing in Immingham. Unlike many estate agents and many comparison sites we are not in the business of charging firms a fee if you choose them for your home move in Immingham
I need to instruct a conveyancing lawyer in Immingham for my purchase. Can I review a solicitor's complaints history with the profession’s regulator?
You can see published Solicitor Regulator Association (SRA) decisions stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training purposes.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £275,000 flat in Immingham next Wednesday. The management company has quoted £396 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Immingham?
Immingham conveyancing on leasehold maisonettes often involves the purchaser’s lawyer submitting enquiries for the landlord to address. Although the landlord is under no legal obligation to respond to such questions most will be content to assist. They are at liberty to charge a reasonable administration fee for answering questions or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is £350, in some transactions it is above £800. The management information fee levied by the landlord must be accompanied by a synopsis of entitlements and obligations in relation to administration fees, otherwise the invoice is technically not due. In reality you have no option but to pay whatever is requested of you if you want to exchange contracts with the buyer.
I acquired a 1 bedroom flat in Immingham, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Immingham with an extended lease are worth £175,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease expires on 21st October 2082
With just 58 years remaining on your lease the likely cost is going to be between £23,800 and £27,400 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 the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.