Me and my fiance are purchasing a 3 bedroom flat in Handforth with a mortgage. We would like to retain our Handforth conveyancer, however the bank says she’s not on their "panel". It appears that we have little option but to use one of the mortgage company panel solicitors or continue with our Handforth conveyancer as well as pay for one of their panel ones to represent them. We regard this is inequitable; can we not insist that the lender use our Handforth conveyancer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. 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. A further alternative is for your Handforth conveyancing lawyer to apply to be on the conveyancing panel.
We wanted to use a conveyancing solicitor in Handforth for our house purchase. Our broker informed us that our bank Clydesdale won't deal with them. Why is this not regarded as unfair competition?
Banks tend to restrict either the type or the amount of conveyancing practices on their panel. A common example of such restriction(s) being that a law practice must have two or more partners. In addition to restricting the type of firm, some have decided to limit the amount of solicitor practices they use to represent them. Be aware that Clydesdale have no responsibility for the quality of advice provided by any member of Clydesdale Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of solicitor panels since 2008 even though there remains differing opinions concerning the level of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms, including some in or near Handforth only perform a couple conveyances per annum.
I just bought a property at auction in Handforth. Conveyancing is necessary. What are my next steps?
Now that you are for in every practical sense signed on the dotted line you will need to find a conveyancing lawyer quickly as you are faced with a fast approaching a drop dead date to complete the transaction. Every auction property will ordinarily have an associated auction pack. This will include most,if not all of the paperwork that your lawyer will need. Where you are dealing with leasehold property the legal papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You must pass this on to the solicitor instructed by you as soon as possible. Do make sure that your finances are organised to complete the transaction on the set completion date.
Completion of my remortgage has taken place for my property in Handforth. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
My offer was accepted on a property in Handforth on 1/8/2022, valuation was booked 4 days after, received a clean bill of health. Solicitor retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Principality and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Principality conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.
Having had my offer accepted I require leasehold conveyancing in Handforth. Before I get started I require certainty as to the number of years remaining on the lease.
If the lease is registered - and 99.9% are in Handforth - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I purchased a 1st floor flat in Handforth, conveyancing was carried out December 1996. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Handforth with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease expires on 21st October 2074
With 52 years unexpired we estimate the price of your lease extension to span between £29,500 and £34,000 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.
Should one as executor remove a deceased person's details from the title deeds for a property in Handforth?
Where a Handforth property is jointly owned and one of the owners passes away, the name will not immediately be removed from the Land Registry title. It is not necessary to remove their name as when it comes to a sale your conveyancer would simply be asked to supply proof as to the reason the other proprietor is not a party to the conveyance, ordinarily this takes the form of the probate documents.
With the aim of making the sale conveyancing smoother for the sale of the property you may arrange to have the deceased person removed from the title entries by submitting an application to HMLR with proof of the death. There is no fee from the Registry for this service.