What is the optimum way to discover of the solicitor conducting my conveyancing in Fenton is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Lloyds TSB Bank thus paying £192.00 in further legal costs.
You should make use of the find a lender approved solicitor tool on this web page. Please choose the mortgage company and type ‘Fenton’ or your location and you will discover a number of lawyer based in Fenton or by proximity to you.
I have been pointed in your direction by a couple of local property agents in Fenton to locate a conveyancer on your site. What’s the financial upside for Estate Agents to market your services over and above a competitor’s?
We refuse to give any commission for sending work our way. We thought it would be too underhand to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
My husband and I are 18 days into a leasehold purchase having been referred to solicitors by the local agent to carry out the conveyancing in Fenton. I am am extremely frustrated with the level of service. Can you help me find new lawyers?
They would need to be very poor to suggest changing them. Has your mortgage offer been generated? If so you must inform them of the new contact details and ensure the loan are re-issued. The solicitor ideally should be on the lenders panel to avoid supplemental costs and delays. That should be your starting point. Our find a solicitor tool will assist you in finding a bank approved lawyer for your home move in Fenton
My wife and I purchased a leasehold house in Fenton. Conveyancing and Skipton Building Society mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1991. The conveyancing solicitor in Fenton who previously acted has long since retired. Any advice?
First make enquiries of the Land Registry to make sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Fenton conveyancing practitioner to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I acquired a 2 bed flat in Fenton, conveyancing having been completed in 2004. Can you work out an approximate cost of a lease extension? Equivalent properties in Fenton with a long lease are worth £206,000. The ground rent is £45 charged once a year. The lease runs out on 21st October 2085
With 66 years left to run we estimate the price of your lease extension to span between £11,400 and £13,200 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above 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. Do not use this information in tribunal or court proceedings. There are no doubt 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 based on this information before getting professional advice.
My wife and I are acquiring a first floor flat in Fenton. When we first instructed property lawyer, we were told they were on all mainstream mortgage company panels. Our financial adviser emailed just now to say that they don't seem to be on the HSBC approved list. Should that be true, what should we do? Should we just find a different solicitor that is on their panel or do we cover the costs for separate representation, with HSBC selecting their own approved property lawyer.
When acquiring a property with the benefit of a mortgage it is conventional for the purchaser’s solicitors to also act for the mortgage company. In order to act for a bank or building society a conveyancing practitioner has to be on that lender's list of approved lawyers. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the solicitor has to satisfy. Some lenders now insist their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancer should call HSBC to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on HSBC's conveyancing panel and you may continue to use your own Fenton solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another conveyancer into the mix.