I am in the process of selling my house in Hedge End and Botley and the estate agent has just called to say that the purchasers are swapping solicitor. The excuse is that the bank will only deal with property lawyers on their conveyancing panel. Why would a leading lender only work with certain solicitors rather the firm that they want to choose to handle their conveyancing in Hedge End and Botley ?
Banks have always had an approved set of law firms they are content to work with, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.
Lenders point to the increase in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.
I have justbeen informed that Stirling Law have closed. They conducted my conveyancing in Hedge End and Botley for a purchase of a leasehold apartment 12 months ago. How can I check that my home is registered correctly in the name of the former proprietor?
The easiest way to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Hedge End and Botley conveyancing specialists.
I decided to have a survey done on a house in Hedge End and Botley prior to appointing lawyers. I have been informed that there is a flying freehold element to the house. The surveyor advised that some mortgage companies will refuse to give a mortgage on a flying freehold house.
It varies from the lender to lender. Santander has different instructions from Halifax. If you call us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Hedge End and Botley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Hedge End and Botley to see if the conveyancing costs will increase in light of this.
Am I right to be concerned by estate agents that I am dealing with are encouraging me to use a factory type conveyancing firm rather than a High Street Hedge End and Botley conveyancing company?
As with many service providers, often referrals from connections can be worth their weight in gold. But there are numerous players in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies may suggest solicitors to retain. Sometimes these lawyers might be known to one of the organisations as experts in their field, but occasionally there behind the scenes commercial relationship behind the recommendation. You are free to choose your own conveyancer. You need to be aware that some banks specify a panel list of solicitors you have to use for the mortgage aspect of your transaction.
All being well we will complete the sale of our £300,000 flat in Hedge End and Botley in 8 days. The managing agents has quoted £324 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Hedge End and Botley?
Hedge End and Botley conveyancing on leasehold apartments more often than not necessitates the buyer’s solicitor submitting enquiries for the landlord to address. Although the landlord is under no legal obligation to address such questions the majority will be content to do so. They may charge a reasonable charge for answering enquiries or supplying documentation. There is no upper cap for such fees. The average costs for the paperwork that you are referring to is over three hundred pounds, in some cases it exceeds £800. The administration charge required by the landlord must be sent together with a synopsis of rights and obligations in respect of administration fees, without which the charge is technically not due. Reality however dictates that you have little option but to pay whatever is requested of you if you want to exchange contracts with the buyer.
I am the registered owner of a split level flat in Hedge End and Botley, conveyancing having been completed September 2005. How much will my lease extension cost? Comparable flats in Hedge End and Botley with over 90 years remaining are worth £180,000. The ground rent is £65 per annum. The lease ceases on 21st October 2078
With 59 years remaining on your lease we estimate the price of your lease extension to range between £20,900 and £24,200 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply 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 other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.