I am one month into the sale of my flat in Fairford and the estate agent has just e-mailed to advise that the buyers are switching law firm. The excuse is that the mortgage company will only deal with solicitors on their conveyancing panel. On what basis would a major mortgage company only deal with specific law firms rather the firm that they want to appoint to handle their conveyancing in Fairford ?
Lenders have always had an approved set of law firms that can represent them, but in the past few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Mortgage companies blame a rise in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says 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. The buyers are not going to have any impact on this.
Can I use your services to find a Conveyancing solicitor in Fairford even where I’m not purchasing or selling a house, for example if I wish to acquire an office in Fairford with a loan from Bank of Scotland?
Our search tool is predominantly there to select domestic conveyancing solicitors in Fairford but we have recorded towards the end of this page a selection of Fairford commercial conveyancing firms. You will need to speak with the firm directly to establish if they can also act for Bank of Scotland
I am purchasing a new build flat in Fairford. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Fairford you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Fairford.
We are planning to move property in August. Will my conveyancing solicitor update the removal company on the completion day. Incidentally, can you put forward a removal company in Fairford. Conveyancing lawyer was found prior to coming across this website.
On the afternoon of completion you can pick up the keys from your selling agent but this can only be done once the vendors lawyers advise the agent that the monies to complete are in and the keys can be given over. You will need to tell the removal company that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can assist you in locating a conveyancing in Fairford or a firm that specialises in conveyancing in Fairford.
The formalities of my purchase has taken place for my property in Fairford. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
After months of negotiation I have agreed a price on an apartment in Fairford. My mortgage broker pressured me to appoint their conveyancer. I paid an on account payment of £175. Shortly after, the solicitor contacted me embarrassingly acknowledging that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have recently realised that I have 62 years unexpired on my lease in Fairford. I now wish to extend my lease but my freeholder is missing. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to prove that you or your lawyers have used your best endeavours to track down the lessor. For most situations an enquiry agent should be useful to carry out a search and to produce a report to be accepted by the court as proof that the freeholder is indeed missing. It is wise to seek advice from a conveyancer in relation to investigating the landlord’s disappearance and the vesting order request to the County Court covering Fairford.
I bought a studio flat in Fairford, conveyancing was carried out 7 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Fairford with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2089
You have 70 years unexpired the likely cost is going to span between £9,500 and £11,000 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.