My husband and I are purchasing a 1 bedroom flat in Easthampstead with a mortgage. We have a Easthampstead conveyancer, but the mortgage company says he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or retain our Easthampstead conveyancing practitioner and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Easthampstead conveyancing solicitor to apply to be on the conveyancing panel.
I just bought a flat at auction in Easthampstead. Conveyancing is needed. What happens now?
Given that you have now exchanged you must choose a conveyancing solicitor as a matter of priority as you now have a pending a fixed date to complete the deal. All auction property will have a bespoke auction pack. This will include evidence of title and search results. Where you are dealing with leasehold property the legal pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You need to hand this to the solicitor instructed by you ASAP. Do make sure that your finances are in place to complete on the on the contractual date .
Completion of my remortgage has taken place for my property in Easthampstead. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
My offer was accepted on a property in Easthampstead on 8/10/2020, valuation was booked 3 days later, all came back fine. Property lawyer appointed, so all that was missing was my mortgage offer. Having made daily calls to Coventry BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Coventry BS conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
What does a local search inform me about the house I am purchasing in Easthampstead?
Easthampstead conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company for instance Searches UK The local search plays an important part in many a Easthampstead conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your new home. The search will supply data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.
Estate agents have just been given the go-ahead to market my garden flat in Easthampstead. Conveyancing lawyers have not yet been instructed, but I have recently received a yearly maintenance charge demand – what should I do?
The sensible thing to do is pay the maintenance contribution as you normally would because all ground rent and service invoices should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless 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. This will smooth the conveyancing process.
I am the registered owner of a studio flat in Easthampstead, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Similar properties in Easthampstead with an extended lease are worth £175,000. The average or mid-range amount of ground rent is £65 yearly. The lease terminates on 21st October 2078
With just 58 years unexpired the likely cost is going to range between £23,800 and £27,400 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is 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. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.
Some weeks ago I was informed by my mortgage company that their panel conveyancers operate no completion no fee basis for conveyancing in Easthampstead. I had a purchase abort and now the conveyancers have invoiced for search fees! They are stating that the fees are seperate!
Easthampstead conveyancing search fees are separate expenses not solicitors fees as these are payable to independent parties.