I am six weeks into the sale of my maisonette in Chantry and the estate agent has just called to advise that the buyers are swapping property lawyer. The reason given is that the mortgage company will only deal with property lawyers on their approved list. Why would a big named mortgage company only engage with specific lawyers rather the firm that they want to choose for their conveyancing in Chantry ?
Lenders have always had an approved set of law firms that can represent them, but in the last few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Banks point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any sway in the decision.
It is is a decade since I purchased my house in Chantry. Conveyancing lawyers have recently been appointed on the sale but I can't track down my title deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly the deeds may be retained by your mortgage company or they could stored with the lawyers who acted in your purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Nearly all conveyancing in Chantry relates to registered property but in the rare situation where your property is not registered it is more tricky but is resolvable.
We wanted to use a conveyancing solicitor in Chantry for our house purchase. Our broker has since notified us that our mortgage lenders Leeds Building Society won't deal with them. Surely this is unfair competition?
A bank can require an approved solicitor act for it. You would be liable to meet the charges for this. Do use our search facility to locate a solicitor to carry conveyancing in Chantry on the Leeds Building Society approved list of solicitors.
How does conveyancing in Chantry differ for newly converted properties?
Most buyers of new build premises in Chantry come to us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is finished. This is because new home sellers in Chantry typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Chantry or who has acted in the same development.
Having had my offer accepted I require leasehold conveyancing in Chantry. Before I get started I want to be sure as to the unexpired term of the lease.
Assuming the lease is recorded at the land registry - and 99.9% are in Chantry - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I own a 1st floor flat in Chantry, conveyancing formalities finalised August 1997. Can you work out an approximate cost of a lease extension? Similar properties in Chantry with an extended lease are worth £181,000. The ground rent is £55 charged once a year. The lease finishes on 21st October 2069
You have 50 years left to run we estimate the price of your lease extension to range between £31,400 and £36,200 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. 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. Neither should you move forward placing reliance on this information before seeking the advice of a professional.