I am 3 weeks into the sale of my house in Chiseldon and the estate agent has just telephoned to say that the buyers are switching conveyancer. The excuse is that the lender will only deal with solicitors on their conveyancing panel. On what basis would a big named mortgage company only deal with specific lawyers rather the firm that they want to select to handle their conveyancing in Chiseldon ?
Mortgage companies have always had panels of law firms they are willing to work with, but in the past 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 more than 25 years.
Lenders point to the increase in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise 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 impact on this.
We are due to complete buying a house in Chiseldon but as a result of damage from the recent storms I have was able negotiate reparation from the owner in the sum of three thousand pounds in the form of a adjustment in the price. This was going to be addressed as part of amending the contract however Virgin Money will not agree to this. Why were they involved?
Your lawyer being on a Virgin Money approved list is required to disclose to Virgin Money of any variations to the sale price. If you prohibit your lawyer to disclose the price change to Virgin Money then they would have to discontinue acting for you. In addition, Virgin Money and you would have to appoint a new property lawyer for your conveyancing in Chiseldon.
I'm refinancing my current house to a BTL mortgage with Barnsley Building Society and I will use the rest of the raised equity as a down payment on a second house. The neighborhood we are looking at is Chiseldon. Will your solicitors be able to act for the two lenders and link together the two deals?
Make use of our search tool on this page to ensure that the conveyancers are approved by both banks. Having checked that they are the lawyer should be able to connect the two conveyancing matters but you should talk with you lawyer and make clear your desired outcome and requirements.
I have been sourcing a conveyancing solicitor in Chiseldon for my purchase. Is there any facility to see a solicitor's record with the legal regulator?
One can see presented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Go to Check a solicitor's record. For records Pre 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The SRA may monitor call for training reasons.
Harry (my fiance) and I may need to rent out our Chiseldon ground floor flat temporarily due to taking a sabbatical. We instructed a Chiseldon conveyancing practice in 2004 but they have closed and we did not think at the time seek any advice as to whether the lease allows us to sublet. How do we find out?
Notwithstanding that your last Chiseldon conveyancing solicitor is no longer available you can review your lease to see if it allows you to sublet the premises. The accepted inference is that if the lease is non-specific, subletting is permitted. There may be a precondition that you must seek permission via your landlord or some other party prior to subletting. This means that you cannot sublet without first obtaining consent. Such consent should not be unreasonably withheld. If the lease prohibits you from subletting the property you should ask your landlord for their consent.
I acquired a leasehold flat in Chiseldon, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar flats in Chiseldon with an extended lease are worth £195,000. The ground rent is £45 invoiced every year. The lease comes to an end on 21st October 2083
You have 64 years left to run we estimate the premium for your lease extension to be between £14,300 and £16,400 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 without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.