Me and my fiance are planning to acquire a 3 bedroom flat in Baldock with a mortgage. We have a Baldock conveyancer, however the lender advise she’s not on their "panel". It seems we have little choice but to instruct one of the lender panel firms or retain our Baldock and pay for one of their panel lawyers to act for them. We feel that this is inequitable; are we not able to demand that the lender use our Baldock ?
No, not really. Your mortgage offer 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. Another option that might be available is for your Baldock conveyancing solicitor to apply to be on the conveyancing panel.
My wife and I have recently appointed a conveyancing solicitor in Baldock. I I would like to check if they are on the conveyancing panel. Could you advise?
The first thing you should do is call the lawyer and ask them whether they are on the lender panel. Alternatively you can get in touch with who may be able to confirm.
four months have gone by since my purchase conveyancing in Baldock took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. 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 residence 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.
I bought a studio flat in Baldock, conveyancing formalities finalised in 1995. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Baldock with over 90 years remaining are worth £165,000. The ground rent is £45 yearly. The lease terminates on 21st October 50
With 50 years unexpired we estimate the premium for your lease extension to span between £36,100 and £41,800 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.
A licensed conveyancer dealt with my conveyancing in Baldock four years ago and was holding my registration certificates but has since been shut down – What can I do to get hold of them?
Title deeds, as such, are no longer appropriate for most properties in Baldock are archived digitally at Land Registry. If you need to prove ownership or are selling or refinancing your can obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.