I am nearing exchange of contracts for my home in Leighton Buzzard and the EA has just e-mailed to say that the purchasers are switching solicitor. The excuse is that the lender will only deal with solicitors on their conveyancing panel. On what basis would a leading lender only work with certain solicitors rather the firm that they want to select to handle their conveyancing in Leighton Buzzard ?
Banks have always had an approved set of law firms they are content to work with, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Banks justify this action to a rise in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say 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 purchasers are unlikely to have any impact on this.
I am assisting my step-mother sell her flat in Leighton Buzzard. Will the conveyancer arrange an energy assessment or do I organise this?
Following the abolition of HIPs, energy assessments was kept a mandatory element of selling a property. An energy assessment must be commissioned prior to the property being marketed. This is not something that lawyers normally arrange. Where you are instructing a Leighton Buzzard conveyancing lawyer they might be able to arrange energy assessments given their relationships with long established Leighton Buzzard energy assessors
We are due to move property in April. Should my conveyancing solicitor communicate with the removal company on the completion day. On a separate note, can you suggest a removal company in Leighton Buzzard. Conveyancing firm was organised prior to coming across your page.
On the day of completion you can collect the house keys from the selling agent however this should only occur when the vendors conveyancers inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you should tell the removal men that you are ready to move in. We do not suggest a specific removal organisation but can assist you in choosing a residential property solicitor in Leighton Buzzard or a firm with expertise in conveyancing in Leighton Buzzard.
When it comes to mortgage companies such as Virgin Money, do Leighton Buzzard solicitors face a yearly amount to be on the conveyancing panel?
We are unaware of any lender fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one round the corner in Leighton Buzzard I like with amenity areas and station nearby, however it's only got 49 years unexpired on the lease. I can't really find anything else in Leighton Buzzard in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a mortgage the shortness of the lease may be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
How easy is it to swap conveyancer as I have to appoint one who is on the Accord Mortgages Ltd conveyancing list. I had appointed a high street conveyancing solicitor in Leighton Buzzard round the corner but she is not accepted by Accord Mortgages Ltd
We will our best to assist in finding you a conveyancing solicitor in Leighton Buzzard on the Accord Mortgages Ltd panel. Please note that the law firms that we list do not pay us fee if you instruct them and are under regulation of the Solicitors Regulation Authority who oversee all conveyancing solicitors in Leighton Buzzard. In making use of the find a conveyancing solicitor tool on this site, you can compare fees for conveyancing solicitors in Leighton Buzzard and beyond.
All being well we will complete the sale of our £300,000 maisonette in Leighton Buzzard on Friday in a week. The landlords agents has quoted £420 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Leighton Buzzard?
Leighton Buzzard conveyancing on leasehold apartments normally involves the buyer’s solicitor sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to address these enquiries most will be content to assist. They are at liberty to levy a reasonable administration fee for responding to questions or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is over three hundred pounds, in some cases it is above £800. The administration charge required by the landlord must be sent together with a synopsis of rights and obligations in respect of administration fees, otherwise the invoice is technically not due. Reality however dictates that one has no choice but to pay whatever is requested of you should you wish to exchange contracts with the buyer.
Leighton Buzzard Leasehold Conveyancing - A selection of Queries before buying
Is there a share of the freehold? How much is the yearly service fee and ground rent?