We are purchasing a 3 bedroom apartment in Amesbury with a mortgage. We like our Amesbury solicitor, however the lender says she’s not on their "panel". It appears that we have little option but to select one of the mortgage company panel solicitors or continue with our Amesbury conveyancer as well as pay for one of their panel lawyers to represent them. This feels very unfair; are we not able to demand that the mortgage company use our Amesbury property 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 Amesbury conveyancing lawyer to apply to be on the conveyancing panel.
It has been five months following my purchase conveyancing in Amesbury took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How do I search for a Amesbury solicitor on the Santander conveyancing panel? I have a car and am happy to travel upto 10kilometers to meet the conveyancer.
Feel free to make use of the facility on this website. Please choose the mortgage company and your location and you will see a number of Amesbury conveyancing lawyers located nearest you. We have listed some Amesbury conveyancing firms at the bottom of this page and you can call them to see whether they are on the Santander approved list
I've recently bought a leasehold house in Amesbury. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I purchased a studio flat in Amesbury, conveyancing formalities finalised 7 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Amesbury with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease terminates on 21st October 2090
You have 64 years unexpired the likely cost is going to span between £14,300 and £16,400 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.
I have been recommended a conveyancing solicitor in Amesbury. I need to find out if they are on the bank's approved list of lawyers. Can you or the bank confirm if they are on the panel?
It’s a good idea call your conveyancer to enquire if they are on the bank's panel. If that does not help call us and we can make some checks for you. Should the firm not be on the lender panel we can certainly arrange a specialist conveyancing solicitor in Amesbury on the panel for your lender.