Is there a reason to use a Ovingham conveyancing solicitors firm when online alternatives are less expensive?
Its a good idea to compare conveyancing costs in Ovingham and you should seek an affordable fee calculation but don’t become consumed with scouring the internet for the lowest priced Ovingham conveyancer. Locating the right conveyancer can mark the distinction between a smooth and a stressful move. You need to ensure that you have expert advice from a specialist solicitor. An e-mail can never replace a phone discussion and are no substitute for a face to face meeting. The firms that we work with will find you a qualified and top rated conveyancing solicitor that will handle your conveyancing from beginning to end, giving the sort of hand holding that you are unlikely to received from an internet conveyancer. Our lawyers will keep you updated on headway making sure that you are regularly updated. Should you need to contact the office you will be sure who you need to speak to and they will be sure you are kept fully informed.
we are a couple who decided to purchase a 3 bedroom flat in Ovingham with a loan from Alliance & Leicester .We use our Ovingham conveyancing solicitor but Alliance & Leicester says his firm is not on their approved list of member firms. We have to appoint a Alliance & Leicester panel lawyer or retain our local solicitor and pay for a Alliance & Leicester panel lawyer to represent them. This seems very unfair; Can we not simply insist that Alliance & Leicester use our lawyer?
Unfortunately,no. The home loan offered to you contains various provisions, a common one being that solicitors must be on the Alliance & Leicester approved list. in the past, most banks had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Alliance & Leicester
Is it the case that all Ovingham CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing panel?
A selection of banks and building societies now use CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
We previously instructed conveyancers located in Ovingham on the Nottingham solicitor panel. They have just billed me a separate sum for dealing with the Nottingham mortgage. Is this a supplemental conveyancing fee specified by Nottingham?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your conveyancer is entitled to levy a fee for this. This charge is not set by Nottingham but by your Ovingham conveyancing practitioner. Numerous firms on the Nottingham panel will quote ’dealing with mortgage’ fee and others do not.
I recently had an offer accepted on an apartment in Ovingham. My mortgage broker pressured me to appoint their conveyancer. I paid an on account payment of £200. Not long after, the lawyer contacted me to say that they were not on the Principality 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 Principality 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.
We're new on the property ladder - had an offer accepted, yet the agent advised that the seller will only go ahead if we appoint the agent's preferred conveyancers as they need a ‘quick sale’. We would rather use a high street conveyancer accustomed to conveyancing in Ovingham
It is unlikely the owners are behind this. Should the seller desire ‘a quick sale', turning down a genuine buyer is likely to cause more damage than good. Speak to the vendors direct and explain that (a)you are genuine buyers (b)you are ready to progress, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you will continue to use your preferred Ovingham conveyancing lawyers - not the ones that will give their estate agent a introducer fee or achieve conveyancing thresholds set by HQ.
I am employed by a busy estate agent office in Ovingham where we have experienced a number of leasehold sales derailed as a result of leases having less than 80 years remaining. I have been given inconsistent advice from local Ovingham conveyancing firms. Please can you confirm whether the owner of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I purchased a 2 bed flat in Ovingham, conveyancing having been completed 7 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Ovingham with an extended lease are worth £206,000. The ground rent is £45 levied per year. The lease ceases on 21st October 2086
With only 67 years unexpired we estimate the premium for your lease extension to span between £10,500 and £12,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.