Do all mortgage companies provide you with an approved list of Forest of Dean conveyancing solicitors? How do you know who is on the Leeds Building Society conveyancing panel?
Forest of Dean conveyancing firms themselves provide us confirmation that they are on the Leeds Building Society conveyancing panel as opposed to being supplied with a list from Leeds Building Society directly.
My wife and I are purchasing a property in Forest of Dean. It might be a silly question but how we can trust a lawyer? On completion day we will need to send funds into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Last month we had a mortgage agreed in principle with TSB. Forest of Dean conveyancing practitioners were selected. How long does it take for TSB to forward the offer to the conveyancing practitioner?
Some lenders take longer than others. Have TSB done the valuation? Have you advised TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am due to exchange contracts on my house. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, HSBC are being pedantic. The Forest of Dean solicitor who is on the HSBC conveyancing panel is saying indemnity insurance will be fine but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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.
We're first time buyers - had an offer accepted, but the estate agent informed us that the owners will only move forward if we appoint their preferred conveyancers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a local conveyancer accustomed to conveyancing in Forest of Dean
It is unlikely the owners are driving this. Should the seller desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is counter productive. Contact the sellers directly and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you will continue to appoint your preferred Forest of Dean conveyancing firm - as opposed tothose that will provide their estate agent a commission or hit his conveyancing thresholds pre-set by senior management.
I own a leasehold flat in Forest of Dean. Conveyancing and Barnsley Building Society mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1996. The conveyancing solicitor in Forest of Dean who acted for me is not around. Any advice?
The first thing you should do is contact the Land Registry to make sure that this person is indeed the new freeholder. It is not necessary to incur the fees of a Forest of Dean conveyancing lawyer to do this as it can be done on-line for £3. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the registered owner of a 2 bed flat in Forest of Dean, conveyancing having been completed October 2005. How much will my lease extension cost? Equivalent properties in Forest of Dean with a long lease are worth £222,000. The ground rent is £50 charged once a year. The lease ends on 21st October 2090
With 71 years left to run we estimate the price of your lease extension to span between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.
Our lenders have just issued us with a mortgage offer. We have retained a high street conveyancer in Forest of Dean yesterday. This morning, our financial adviser phoned to advise us that the mortgage company said that we cannot use our solicitor as they aren't on their 'approved list'. As FTB's, we did not have a clue that the bank had some control over our choice Is this allowed?
You can actually instruct any lawyer you prefer to appoint for your conveyancing in Forest of Dean but if they are not on the your lender's panel you would have to incur additional cost so the bank can retain their own solicitors as well to protect their interest. It may be conceivable that your solicitor may apply to get included on to the mortgage company list of approved firms. You can use internet tools including lenderpanel.com to find a conveyancing solcitor in Forest of Dean on the lender panel. You can go into your high street bank branch in Forest of Dean. They can recommend conveyancing solicitors in Forest of Dean on the approved list.