My mortgage broker has asked me for my Cholsey law firm’s panel member for the Nationwide conveyancing panel. Can you suggest how I find this out. I have tried my local Cholsey branch but they have not responded to me.
You are best placed to get this information from your Cholsey conveyancer . They keep a central record lender panel numbers.
I have given 2 months notice to my current landlord and must vacate my rented flat in Cholsey by the end of next month. Conveyancing on my purchase has just started. Is it possible to complete in six weeks as don't want to have to find short term accommodation?
Generally one should not serve notice for your letting unless exchange of contracts has taken place. If you have not already done so, contact to your solicitor and request that they apply pressure on the sellers side, try to get a realistic time scale from them that all parties will aim towards
This question may be naive but I am unseasoned as a first time purchaser of a garden flat in Cholsey. Do I collect the keys to the premises on the completion date from my solicitor? If this is the case, I will find a local conveyancing solicitor in Cholsey?
On the day of completion you will not be required to attend the conveyancers office in Cholsey. Your solicitors will electronically transfer the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you will be able to collect the keys from the selling Agents and start moving into the property. Usually this occurs between 1 and 3pm.
Is it correct that all Cholsey CQS (Conveyancing Quality Scheme) solicitors are on the Leeds Building Society conveyancing list of approved solicitors?
A selection of lenders now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation 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 solicitor practices wishing to remain on their approved list of firms.
I have paid off my mortgage with UBS. I assume I don't need a Cholsey property lawyer on the UBS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I'm converting the mortgage on my primary house to a BTL loan with Coventry Building Society and intend to use the remaining equity towards a second property. The area we are talking about is Cholsey. Will your solicitors be able to act for both sets of banks and link together the conveyances?
Make use of our comparison tool on this site to be sure that the solicitors are on the relevant lender panels. Having checked that they are the lawyer will be able to simultaneously deal with the two transactions but you should talk with you solicitor and communicate your expectations and needs.
Helen (my wife) and I may need to rent out our Cholsey garden flat temporarily due to taking a sabbatical. We used a Cholsey conveyancing firm in 2003 but they have closed and we did not have the foresight to get any guidance as to whether the lease allows us to sublet. How do we find out?
Your lease dictates the relationship between the landlord and you the flat owner; in particular, it will say if subletting is prohibited, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Cholsey do not contain an absolute prevention of subletting – such a clause would undoubtedly devalue the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly supplying a copy of the sublease.
I purchased a studio flat in Cholsey, conveyancing having been completed 3 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Cholsey with over 90 years remaining are worth £190,000. The ground rent is £45 levied per year. The lease runs out on 21st October 2087
With just 62 years remaining on your lease the likely cost is going to span between £17,100 and £19,800 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.