I am progressing with the sale of my ground floor flat in Lingfield and the estate agent has just text me to warn that the purchasers are changing their solicitor. The reason given is that the bank will only engage with property lawyers on their approved list. On what basis would a leading lender only work with certain law firms rather the firm that they want to choose for their conveyancing in Lingfield ?
Mortgage companies have always had an approved set of law firms they are willing to work with, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Lenders blame a rise in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise 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 not going to have any impact on this.
My wife and I have recently appointed a conveyancing solicitor in Lingfield. I I would like to check if they are on the Clydesdale conveyancing panel. Can you help?
You should phone your conveyancer and enquire if they can act for the lender. Otherwise please get in touch with Clydesdale who may be able to confirm.
I am looking for a ground for flat up to £235,500 and identified one close by in Lingfield I like with amenity areas and station in the vicinity, the downside is that it's only got 52 years on the lease. There is not much else in Lingfield suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a mortgage the shortness of the lease will be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.
As co-executor for the estate of my aunt I am selling a residence in Monmouth but reside in Lingfield. My solicitor (based 235 miles from meneeds me to sign a stat dec prior to completion. Can you recommend a conveyancing solicitor in Lingfield to witness and place their company stamp on the document?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are Lingfield based
I’m about to sell my 2 bed apartment in Lingfield. Conveyancing has not commenced, but I have recently received a yearly maintenance charge demand – Do I pay up?
The sensible thing to do is clear the maintenance contribution as you normally would because all rents and service invoices will be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Lingfield Conveyancing for Leasehold Flats - Examples of Queries before Purchasing
How many of the leaseholders are in arrears for their maintenance charge payments? In the main the outlay for major works tend not to be included within maintenance charges, albeit that some managing agents in Lingfield obliged leaseholders to contribute towards a sinking fund and this is used to offset against larger works. It is important to be aware if a new roof is being installed or some other major work is due shortly that will be shared amongst the leaseholders and may well materially increase the the maintenance fees or necessitate a specific invoice.