My Conveyancer in Church Stretton is not listed on the Leeds Building Society Conveyancing Panel. Is it possible for me to use my family solicitor even though they are not on the Leeds Building Society panel?
Your options are as follows:
- Carry on with your existing Church Stretton solicitors but Leeds Building Society will need to instruct a lawyer on their list of acceptable firms. This will result in additional total conveyancing charges as well as result in delays.
- Choose a new solicitor to to deal with the purchase, not forgetting to check they are Leeds Building Society approved.
- Persuade your Leeds Building Society based solicitor to attempt to join the Leeds Building Society panel
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Church Stretton lawyer on the Lloyds panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I am due to exchange contracts on my flat. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Barclays are being problematic. The Church Stretton solicitor who is on the Barclays conveyancing panel is saying indemnity insurance will be fine but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
About to purchase flat in Church Stretton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Church Stretton solicitor is on the Coventry BS conveyancing panel.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Church Stretton is where the house is located. What do you suggest?
Flying freeholds in Church Stretton are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Church Stretton you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Church Stretton may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
What makes your site different to other web based conveyancing solicitors when it comes to conveyancing in Church Stretton?
At this site secure a conveyancing costs illustration from a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in Church Stretton. As opposed to estate agents and many comparison sites we do not operate referral deals with solicitors. A large number of agents and online brokers 'recommend' the firm who pay the highest kickback, rather than the best value conveyancing in Church Stretton
What are your top tips when it comes to finding a Church Stretton conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a property lawyer for lease extension works (regardless if they are a Church Stretton conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with two or three firms including non Church Stretton conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be useful:
How many lease extensions have they carried out in Church Stretton in the last 12 months?
I am the registered owner of a split level flat in Church Stretton, conveyancing was carried out 6 years ago. How much will my lease extension cost? Equivalent properties in Church Stretton with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease comes to an end on 21st October 2074
With 56 years unexpired we estimate the price of your lease extension to span between £29,500 and £34,000 plus costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.