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Find a Droitwich Spa Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Droitwich Spa? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Droitwich Spa conveyancing at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Droitwich Spa conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Droitwich Spa

After what seems like an age a loan agreement from HSBC for the refinancing of my single bedroom apartment is coming by the end of next week. Are you able to propose a cheap conveyancing lawyer in Droitwich Spa?

This site is not designed to help those in their quest for the lowest fares for conveyancing in Droitwich Spa. We can offer you excellent value conveyancing but we do not advertise as being the cheapest. Resist the temptation to appoint organisations enticing you with £99 conveyancing in Droitwich Spa. The optimum outcome, in deciding on cheap conveyancing, you will earn what you pay for and at worst it will result in you being stung for additional fees and still not receive the service required.

What happens if my solicitor is removed from the TSB Solicitor panel ahead of completing my conveyancing in Droitwich Spa?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

We are due to move property in November. Does my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you recommend a removal company in Droitwich Spa. Conveyancing lawyer was found prior to coming across your website.

On the afternoon of completion you can pick up the keys from your estate agent but this should only take place after the previous owners lawyers confirm to the agent that the monies to complete are in and the keys can be handed over. Subsequently you will need to inform the removal men that they can start moving you in. We do not suggest a particular removal company but can help you find a conveyancing in Droitwich Spa or a legal practice with expertise in conveyancing in Droitwich Spa.

I have a mortgage with HSBC for my property in Droitwich Spa. Conveyancing was finalised months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform HSBC?

HSBC must be informed of your intention before letting out your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. It should not be necessary to do this via a HSBC conveyancing panel solicitor.

I am selling my flat. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, TSB are being pedantic. The Droitwich Spa solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?

It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.

I am purchasing a new build house in Droitwich Spa with a loan from Accord Mortgages Ltd. The sellers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not to tell my solicitor about the deal as it may affect my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

All being well we will complete our sale of a £200,000 apartment in Droitwich Spa in 10 days. The landlords agents has quoted £312 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Droitwich Spa?

Droitwich Spa conveyancing on leasehold maisonettes usually results in fees being invoiced by freeholders :

    Answering conveyancing due diligence enquiries Where consent is required before sale in Droitwich Spa Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale
Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Droitwich Spa leasehold premises is £350. For Droitwich Spa conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply the information.

I purchased a 1 bedroom flat in Droitwich Spa, conveyancing formalities finalised in 1996. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Droitwich Spa with a long lease are worth £176,000. The ground rent is £50 levied per year. The lease finishes on 21st October 2099

With only 80 years left to run the likely cost is going to be between £8,600 and £9,800 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.

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