Much to our surprise we have been notified by our estate agent that my Bude solicitor is not on the lender Solicitor panel. How can I be certain if this is indeed the case?
You need to contact your Bude conveyancer. It is reasonable to expect your lawyer to inform you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
I am planning to acquire a house and require a conveyancing solicitor in Bude who is on the TSB solicitor. 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 TSB in certain locations such as Bude. We dont recommend any particular firm.
We are purchasing a flat in Bude. I might seem paranoid but how we can trust a conveyancer? On completion day we have to send our life savings into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We are purchasing a detached bungalow in Bude. The intention is to convert the garage to an office at the house.Will the conveyancing process include investigations to see if these alterations were previously refused?
Your property lawyer should check the registered title as conveyancing in Bude can on occasion reveal restrictions in the title deeds which restrict categories of changes or necessitated the consent of another owner. Many extensions require local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
Are all Bude Conveyancing Quality Solicitors on the HSBC conveyancing list of approved solicitors?
A selection of lenders now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
My cousin has recommend that I appoint his lawyers for conveyancing in Bude. Do I follow his guidance?
There are no two ways about it it’s preferable to find a conveyancing solicitor is to seek referrals from friends or relatives who have actually previously instructed the conveyancer that you are considering.
I have just started marketing my ground floor flat in Bude. Conveyancing is yet to be initiated, however I have just had a quarterly service charge invoice – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should discharge the service charge as usual because all rents and maintenance payments should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I acquired a 2 bed flat in Bude, conveyancing formalities finalised in 1997. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Bude with over 90 years remaining are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease ends on 21st October 2071
With only 50 years left to run the likely cost is going to range between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional 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 placing reliance on this information without first getting professional advice.