My fiance and I are planning to purchase a home in Frodsham and have instructed a Frodsham conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Barclays have this afternoon contacted us to inform me that they have now hit a problem as our Frodsham lawyer is not on their conveyancing panel. Please explain?
When purchasing a property with the benefit of a mortgage it is standard for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your bank and see 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 are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Frodsham solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
We wish to acquire a newbuild flat in Frodsham with a residential mortgage from Platform Home Loans Ltd.We like our Frodsham conveyancing practitioner but Platform Home Loans Ltd advised that her practice is not on their "panel". we are left little option but to use a Platform Home Loans Ltd panel solicitor or retain our high street solicitor and fork out for a Platform Home Loans Ltd panel lawyer to act for them. This seems very unfair; Can we not simply insist that Platform Home Loans Ltd use our lawyer?
Unfortunately,no. The loan issued to you is subject to its various provisions, a common one being that solicitors needs to be on the Platform Home Loans Ltd approved list. 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. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Platform Home Loans Ltd
I am looking into buying my first house which is in Frodsham and I am already nervous. I couldn't find anything specific about Frodsham. Conveyancing will be needed in due course but do you know about the Frodsham area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Frodsham. In the meantime here are some basic statistics that we found
I would like to rent out my leasehold apartment in Frodsham. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Notwithstanding that your previous Frodsham conveyancing solicitor is not available you can review your lease to check if it allows you to sublet the premises. The accepted inference is that if the lease is non-specific, subletting is permitted. Quite often there is a prerequisite that you are obliged to obtain consent via your landlord or other appropriate person prior to subletting. The net result is you not allowed to sublet without first obtaining consent. Such consent should not be unreasonably turned down. If the lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.
I invested in buying a ground floor flat in Frodsham, conveyancing was carried out 8 years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Frodsham with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease ceases on 21st October 2084
With just 63 years left to run we estimate the premium for your lease extension to span between £16,200 and £18,600 plus legals.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.
We have AIP from Yorkshire Building Society who suggested that they will lend up to £218k. When do we need to instruct a lawyer for conveyancing? Frodsham is where we are .
It would be wise to instruct a lawyer now and ask them to create a file for you. This will enable: 1) the estate agent to send out the Sales Memorandum to the relevant parties 2) the seller’s conveyancing practitioner to send out the draft agreement. However, do not instruct your solicitor to start searches until you receive your valuation report via Yorkshire Building Society and you are content to proceed.