My property lawyer in Marshfield is not listed on the TSB Conveyancing Panel. Is it possible for me to continue with my family solicitor notwithstanding that they are not on the TSB approved list?
Your options are as follows:
- Complete the purchase with your existing Marshfield lawyers but TSB will need to use a lawyer on their panel. This will result in additional total conveyancing charges as well as result in frustration.
- Find a new solicitor to to deal with the conveyancing, remembering to check they are Persuade your solicitor to use their best endeavours to join the TSB conveyancing panel
I am assisting my mother sell her flat in Marshfield. Will the conveyancer commission an EPC or do I organise this?
After the abolition of Home Information Packs, energy performance certificates remained a mandatory element of selling a property. An EPC needs to be commissioned prior to the property being advertised. This is not as aspect of the sale process that solicitors ordinarily organise. Where you are instructing a Marshfield conveyancing practitioner they may be willing to arrange energy assessments due to their relationships with long established local assessors
is it true that all Marshfield solicitor practices on the Lloyds conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Lloyds conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Many mortgage companies do allow licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.
I recently had an offer agreed on an apartment in Marshfield. My financial adviser suggested a solicitor. I paid an upfront payment of £150. A couple of days later, the lawyer called me sheepishly admitting that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Marshfield?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Marshfield. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Do you have any advice for leasehold conveyancing in Marshfield from the point of view of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Marshfield can be avoided where you appoint lawyers as soon as you market your property and request that they start to collate the leasehold information needed by the purchasers’ lawyers. You believe that you know the number of years left on your lease but you should double-check by asking your lawyers. A purchaser's lawyer will be unlikely to recommend their client to where the lease term is under 75 years. In the circumstances it is essential at an early stage that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. Some Marshfield leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any 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 service charge figures so that they can pass this information on to the purchasers or their solicitors. If you have had any disputes with your landlord or managing agents it is essential that these are resolved before the property is marketed. The buyers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You may need to swallow your pride and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is better to reveal the dispute as over as opposed to ongoing. If you have carried out any alterations to the property would they have required Landlord’s permission? In particular have you laid down wooden flooring? Marshfield leases often stipulate that internal structural alterations or addition of wooden flooring require a licence issued by the Landlord acquiescing to such works. Where you fail to have the approvals to hand do not communicate with the landlord without contacting your lawyer first.
I invested in buying a leasehold flat in Marshfield, conveyancing formalities finalised in 1995. Can you work out an approximate cost of a lease extension? Similar properties in Marshfield with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease expires on 21st October 2076
With 51 years remaining on your lease we estimate the premium for your lease extension to range between £30,400 and £35,200 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.
Can you set a few of specific benefits to using a high street conveyancer in Marshfield
A significant proportion of house movers in Marshfield prefer a nearby high street solicitor so that they can attend the lawyer’s offices in the event that they have problems, and to sign mortgage deeds rather than depending on the post.
One could allege that there exists a distinct advantage when opting for a lawyer local to a premises you are planning to purchase, due to the knowledge of the region and possible local concerns - nevertheless this is debatable. Most conveyancers undertaking their communications by way of email and may be almost anywhere.