I am in the process of selling my house in Disley and the estate agent has just e-mailed to say that the purchasers are appointing a new law firm. The excuse is that the lender will only work with solicitors on their conveyancing panel. Why would a major mortgage company only deal with specific law firms rather the firm that they want to choose to handle their conveyancing in Disley ?
UK lenders have always had an approved set of law firms that can represent them, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Lenders point to the increase in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms 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 purchasers are not going to have any sway in the decision.
I have Fifty Six years left on my lease and need a lease extension for my flat in Disley. Conveyancing solicitors on the Tesco Bank panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 15/7/2019 the requirements read as follows :
For new build properties, the following lease terms are not acceptable:
- The unexpired lease term on a new build flat is less than 125 years
- The unexpired lease term on a new build house is less than 250 years
If the lease cannot be amended to comply with the above, the case cannot proceed. Please advise us immediately where the case cannot proceed.
Contact point as detailed in 1.11b.
Will commercial conveyancing searches disclose proposed roadworks that could affect a commercial premises in Disley?
Many commercial conveyancing solicitors in Disley will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Disley. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Disley.
For each commercial conveyancing transaction in Disley it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Disley commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Disley.
Have completed on a a terraced house in Disley , What is the estimated time for the Land Registry to register the transfer to my name? My Disley conveyancing solicitor has been very slow, so I want to check the registration is addressed.
There is nothing unique when it comes to conveyancing in Disley registration formalities. Rather than based on location, timeframes can adjust according to who lodges the application, whether it is in order and whether the Land registry need to notify any other persons or bodies. At present approximately three quarters of submission are fully dealt with within 12 days but some can be subject to extensive delays. Registration occurs after the new owner has moved in to the property so an expedited registration is not usually primary concern yet where there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for the application to be prioritised.
Having had my offer accepted I require leasehold conveyancing in Disley. Before I get started I require certainty as to the unexpired term of the lease.
Assuming the lease is registered - and 99.9% are in Disley - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I am the registered owner of a split level flat in Disley, conveyancing was carried out December 2003. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Disley with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease runs out on 21st October 2096
With just 77 years remaining on your lease we estimate the price of your lease extension to be between £7,600 and £8,800 as well as legals.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.