My husband and I are hoping to acquire a property in Hampden Pk and have appointed a Hampden Pk conveyancing practice. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Bank of Ireland have this afternoon contacted us to inform me that they have now hit a problem as our Hampden Pk solicitor is not on their conveyancing panel. Please explain?
When purchasing a property with mortgage finance it is conventional for the purchasers' lawyers to also represent the purchaser's lender. 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 mortgage company 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 don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Hampden Pk solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
We were just about to exchange contracts for a freehold house in Hampden Pk. We have hit a problem. The mortgage offer with Skipton Building Society expires on 29/12/2020 but the owners are putting forward a completion date of 31/12/2020. Can one prolong the mortgage expiry date?
The person best placed to address this concern is your conveyancer who is in a position to calculate whether he or she is better off negotiating with the mortgage company, vendor’s conveyancers, selling agents or indeed all three based on the history of your house move to date.
At what point does exchange of contracts happen for purchase conveyancing in Hampden Pk and do I need to be at the solicitors branch?
If you are local to our conveyancing solicitors in Hampden Pk you are invited in to sign contracts. However, the firms we recommend provide countrywide coverage for conveyancing and give as equally comprehensive and professional a job for you when communicating with you digitally. The signing of the contract is not when everything is set in stone. A signed contract is necessary for the conveyancer to officially exchange when the time is right, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Hampden Pk)to be in the office at the appropriate time.
My father-in-law has recommend that I appoint his conveyancing solicitors in Hampden Pk. Should I find my own property lawyer?
No doubt the ideal way to choose a conveyancing practitioner is to have recommendations from friends or family who have previously instructed the solicitor that you are contemplating using.
In relation to leasehold conveyancing in Hampden Pk what are the most frequent lease problems?
Leasehold conveyancing in Hampden Pk is not unique. All leases are drafted differently and drafting errors can sometimes mean that certain sections are erroneous. The following missing provisions could result in a defective lease:
Service charge per centages that don't add up correctly leaving a shortfall Insurance obligations
You will encounter difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , Bank of Scotland, and Clydesdale all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, forcing the purchaser to withdraw.
I inherited a ground floor flat in Hampden Pk, conveyancing having been completed in 2008. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Hampden Pk with a long lease are worth £195,000. The ground rent is £45 per annum. The lease expires on 21st October 2084
You have 64 years remaining on your lease the likely cost is going to range between £14,300 and £16,400 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.