We are intending to buy a 2 bedroom apartment in Buckinghamshire with a mortgage. We have a Buckinghamshire conveyancer, however the lender says he's not on their "panel". It seems we have no choice but to use one of the mortgage company panel conveyancing practices or retain our Buckinghamshire conveyancer as well as pay for one of their panel lawyers to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you 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 Buckinghamshire conveyancing solicitor to apply to be on the conveyancing panel.
I am buying a house and require a conveyancing solicitor in Buckinghamshire who is on the Santander approved. 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 listed as being on the approved conveyancing panel for Santander in certain locations such as Buckinghamshire. We dont recommend any particular firm.
I got the keys to my house on 1 January and my personal details is yet to be registered. Need I be worried? My conveyancing solicitor in Buckinghamshire said it should be registered in less than a month. Are titles in Buckinghamshire uniquely lengthy to register?
As far as conveyancing in Buckinghamshire registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can vary depending on who lodges the application, whether it is in order and if the Land registry have to notify any interested persons or bodies. Currently in the region of 80% of submission are completed in less than three weeks but some can be subject to longer hold-ups. Historically registration occurs after the purchaser is living at the property thus an expedited registration is not usually top priority but where it is urgent that the the registration takes place urgently then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.
My husband and I are novice buyers - agreed a price, yet the agent informed us that the vendor will only move forward if we instruct their chosen lawyers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer who is familiar with conveyancing in Buckinghamshire
We suspect that the seller is unaware of this ultimatum. If they desire ‘a quick sale', alienating a genuine purchaser is is going to put the whole deal at risk. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are ready to progress, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you will continue to instruct your own,trusted Buckinghamshire conveyancing firm - not the ones that will earn the estate agent a introducer fee or achieve conveyancing thresholds demanded by head office.
What makes a Buckinghamshire lease problematic?
There is nothing unique about leasehold conveyancing in Buckinghamshire. Most leases are individual and legal mistakes in the legal wording can result in certain clauses are wrong. The following missing provisions could result in a defective lease:
Clauses dealing with recovering service charges for expenditure on the building or common parts. A duty to insure the building
A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Lloyds TSB Bank, Skipton Building Society, and Godiva Mortgages Ltd all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, obliging the buyer to withdraw.
I am the registered owner of a basement flat in Buckinghamshire, conveyancing was carried out in 2009. Can you work out an approximate cost of a lease extension? Similar flats in Buckinghamshire with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease finishes on 21st October 2090
With just 69 years remaining on your lease we estimate the price of your lease extension to span between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.