I am nearing exchange of contracts for my home in Grange Over Sands and the estate agent has just called to warn that the buyers are appointing a new law firm. I am told that this is due to the fact that the lender will only engage with solicitors on their approved list. Why would a big named lender only engage with certain lawyers rather the firm that they want to select to handle their conveyancing in Grange Over Sands ?
UK lenders have always had panels of law firms they are willing to work with, but in the last few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Mortgage companies point to the increase in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to disclose 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 purchasers are unlikely to have any impact on this.
My wife and I purchasing a 4 bedroom semi-detached house in Grange Over Sands. Our aim is to carry out a loft conversion at the property.Will legal investigations on the property include checks to determine if these alterations are permitted?
Your property lawyer should check the deeds as conveyancing in Grange Over Sands can on occasion reveal restrictions in the title documents which prohibit certain alterations or require the permission of another owner. Some works need local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these things with a surveyor ahead of any purchase.
Is it correct that all Grange Over Sands CQS (Conveyancing Quality Scheme) solicitors are on the Coventry BS conveyancing panel?
It is true that some lenders now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
I am currently in the process of buying my council flat in Grange Over Sands. I have a mortgage agreed with Yorkshire BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
I used Wolstenholmes several years ago for my conveyancing in Grange Over Sands. I now require my file however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Grange Over Sands of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
We're new to the buying process - had an offer accepted, but the estate agent has warned us that the seller will only issue a contract if we appoint their preferred conveyancers as they want a ‘quick sale’. Our preferred option is to instruct a family conveyancer accustomed to conveyancing in Grange Over Sands
It is unlikely the vendors are behind this. Should the owner require ‘a quick sale', taking such a hostile approach to a genuine buyer is counter productive. Avoid the agents and go straight to the sellers and explain that (a)you are motivated purchasers (b)you are ready to progress, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)but you intend to appoint your preferred Grange Over Sands conveyancing lawyers - not the ones that will earn their negotiator at the agency a kickback or achieve conveyancing figures pre-set by HQ.
Back In 2000, I bought a leasehold flat in Grange Over Sands. Conveyancing and Virgin Money mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1997. The conveyancing solicitor in Grange Over Sands who acted for me is not around. What should I do?
First contact the Land Registry to be sure that this person is in fact the new freeholder. It is not necessary to incur the fees of a Grange Over Sands conveyancing practitioner to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the registered owner of a ground floor flat in Grange Over Sands, conveyancing was carried out in 1996. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Grange Over Sands with over 90 years remaining are worth £195,000. The ground rent is £45 invoiced annually. The lease finishes on 21st October 2084
You have 63 years left to run we estimate the price of your lease extension to span between £16,200 and £18,600 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.