My property lawyer in Church Stretton is not listed on the Norwich and Peterborough Building Society Conveyancing Panel. Can I still retain my prefered solicitor notwithstanding that they are not on the Norwich and Peterborough Building Society panel of approved conveyancing solicitors?
The limited options open to you here include:
- Complete the purchase with your preferred Church Stretton lawyers but Norwich and Peterborough Building Society will need to retain a lawyer on their panel. This will result in additional total legal charges as well as result in delays.
- Find a new practitioner to to deal with the conveyancing, remembering to check they are Convince your lawyer to use their best endeavours to join the Norwich and Peterborough Building Society conveyancing panel
I have been advised by my solicitor that lack of planning permission insurance is required on my purchase. What is the level of cover for Church Stretton conveyancing?
The appropriate level of lack of planning permission indemnity insurance should be dictated by who who your lender is. It would differ for example between Yorkshire Building Society and Skipton Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
Is it correct that all Church Stretton CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing panel?
Some major banks and building societies now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
Is it the case that all Church Stretton solicitor firms on the Clydesdale conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Clydesdale conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of banks do list licenced conveyancers on their panel in which case such practice would be governed by the CLC.
I bought my flat on 2 April and the transaction details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Church Stretton advises it would be registered in a couple of weeks. Are titles in Church Stretton particularly slow to register?
As far as conveyancing in Church Stretton is concerned, registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timescales can differ subject to the party submitting the application, whether it is in order and if the Land registry must send notices to any other parties. As of today in the region of three quarters of such applications are fully dealt with within 12 days but occasionally there can be longer hold-ups. Historically registration occurs once the new owner is living at the property thus an expedited registration is not usually primary concern but if there is a degree of urgency associated with the registration then you or your solicitor could speak with the land registry and explain the circumstances.
Do I need to be suspicious about 3rd parties that I am dealing with are encouraging me to use a factory type conveyancing firm rather than a local Church Stretton conveyancing company?
As with many professional services, often recommendations from relatives can be most helpful. Nevertheless there are numerous people with a keen interest in a conveyancing matter; estate agents, mortgage brokers and banks may put forward solicitors to instruct. On occasion the lawyers might be known to one of the organisations as being good in their field, but occasionally there might be a financial incentive behind the endorsement. You are free to select your own conveyancer. You need to be aware that some mortgage providers operate an approved list of lawyers you must use for the lender related work in your conveyancing.
I have just started marketing my ground floor apartment in Church Stretton. Conveyancing solicitors are to be appointed soon, but I have recently had a yearly maintenance charge invoice – Do I pay up?
The sensible thing to do is clear the invoice as usual as all ground rent and maintenance invoices will be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until 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 own a garden flat in Church Stretton, conveyancing formalities finalised January 1995. Can you work out an approximate cost of a lease extension? Similar flats in Church Stretton with an extended lease are worth £191,000. The ground rent is £55 invoiced every year. The lease ceases on 21st October 2079
With just 54 years left to run the likely cost is going to span between £31,400 and £36,200 plus legals.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.