My wife and I have recently appointed a conveyancing solicitor in Hartfield. I I am struggling to find out if they are accepted on the TSB conveyancing panel. Can you or the lender confirm if they are on the panel?
You should phone the conveyancer and enquire whether they can act for the bank. Otherwise you should get in touch with TSB who may be able to help.
There is lots of information on this site regarding conveyancing in Hartfield but what is your top tip for appointing the right conveyancer in Hartfield
We would encourage you not to go for the lowest Hartfield conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
When it comes to mortgage companies such as Nationwide, do Hartfield conveyancers have to pay an annual charge to be on the conveyancing panel?
We are not aware of any lender fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
Is it the case that all Hartfield solicitor firms on the UBS conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the UBS approved list of solicitors they would need to be governed by the SRA. Some banks do permit licenced conveyancers on their panel in which case such organisation would be regulated by the Council of Licensed Conveyancers.
I purchased a 4 bedroom Victorian house in Hartfield. Conveyancing solicitor represented me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold under the matching property. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hartfield and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing solicitor who conducted the conveyancing.
Am I better off to instruct a Hartfield conveyancing practitioner who is local to the property I am buying? I have an old university friend who can conduct the legal formalities but they are based 300kilometers drive away.
The primary upside of using a local Hartfield conveyancing practice is that you can visit the firm to execute documents, deliver your ID and apply pressure on them where appropriate. They will also have local intelligence which is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and on the whole were content that must outweigh using an unknown Hartfield conveyancing solicitor solely due to them being round the corner.
Can you provide any top tips for leasehold conveyancing in Hartfield with the aim of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Hartfield can be reduced if you instruct lawyers the minute your agents start advertising the property and ask them to collate the leasehold information which will be required by the purchasers’ representatives. Some Hartfield leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. You believe that you know the number of years remaining on your lease but you should verify this via your conveyancers. A purchaser's lawyer will not be happy to advise their client to where the lease term is below 75 years. In the circumstances it is essential at an as soon as possible that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. In the event that you altered the property did you need the Landlord’s approval? Have you, for example installed wooden flooring? Most leases in Hartfield state that internal structural alterations or installing wooden flooring require a licence issued by the Landlord approving such changes. If you dont have the approvals in place you should not communicate with the landlord without checking with your solicitor in advance.
I invested in buying a studio flat in Hartfield, conveyancing was carried out 10 years ago. How much will my lease extension cost? Corresponding properties in Hartfield with an extended lease are worth £181,000. The ground rent is £55 per annum. The lease terminates on 21st October 2072
With only 51 years left to run we estimate the premium for your lease extension to range between £30,400 and £35,200 plus professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.