I plan on purchasing an apartment in Connahs Quay. My lawyer has never been on on the lender solicitor list. Am I still permitted to appoint my Connahs Quay conveyancing solicitor even though they are excluded from the lender panel of approved conveyancing solicitors?
Your options include
- Complete the purchase with your preferred Connahs Quay lawyer but your bank will undoubtedly instruct a property lawyer from their approved panel. The net result is additional charges and probable frustration.
- Get a fresh conveyancing practitioner to act in the purchase, ensuring that they are on the mortgage company conveyancing panel.
- Convince your lawyer to pull out all the stops to get listed on the lender’s panel of solicitors
My lawyer has informed me that lack of building regulations insurance is necessary on my purchase. What is the level of cover for Connahs Quay conveyancing?
The right level of lack of building regulations indemnity insurance should be dictated by who who your lender is. It would differ for example between Halifax and Coventry Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.
Is there a list of UBS panel solicitors in Connahs Quay on the UK Finance Lenders’ Handbook Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. A small selection of banks make their panel listings open the public on the web. Where you are seeking to appoint a Connahs Quay lawyer on the UBS please make the most of our tool.
It is not clear whether my mortgage offer requires a lease extension. I have called my Connahs Quay building society branch on numerous occasions and was told it does not affect the mortgage offer and they would lend. My Connahs Quay conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend based on their specific requirements. I have no idea who is right.
Your conveyancing practitioner must comply with the CML Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I was recommended by numerous property agents in Connahs Quay to choose a solicitor on your site. Is there a financial incentive for Estate Agents to offer your services over another?
We don’t make any referral fee for sending work in our direction. We found it would be just too difficult a fee as home movers will think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
I am thinking of appointing a conveyancing solicitor in Connahs Quay for my house move. Can I see a solicitor's record with the profession’s regulator?
You can see documented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The SRA may recorded call for training requirements.
What are your top tips when it comes to choosing a Connahs Quay conveyancing practice to carry out our lease extension conveyancing?
When appointing a property lawyer for lease extension works (regardless if they are a Connahs Quay conveyancing practice) it is essential 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 Connahs Quay conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be helpful:
Can they put you in touch with clients in Connahs Quay who can give a testimonial? If the firm is not ALEP accredited then why not?
I am the registered owner of a 1st floor flat in Connahs Quay, conveyancing was carried out July 2006. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Connahs Quay with a long lease are worth £195,000. The ground rent is £45 levied per year. The lease expires on 21st October 2083
You have 63 years left to run we estimate the price of your lease extension to be between £16,200 and £18,600 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.