My financial adviser has asked me for my Rocester solicitor’s panel reference for the Santander conveyancing panel. How do I discover this. I have called my local Rocester branch but they don't know it.
Have you tried speaking to your Rocester solicitor about this?. They should have a central record lender panel numbers.
I am considering applying for a Nationwide mortgage for purchase of a newly converted (under development) in Rocester with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Nationwide ?
In theory, you could use a solicitor that is not on the Nationwide conveyancing panel, but Nationwide would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
Have just purchased a repossessed house at auction in Rocester. Conveyancing is required. What happens now?
Given that you are now legally bound yourself to purchase you now have to hire the services of a conveyancing practitioner as a matter of urgency as you are facing a tight a fixed date to complete the transaction. Every auction property will have a corresponding legal set of papers. This should include evidence of title and search results. If you have purchased leasehold property the legal papers may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You must hand this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that that you have the requisite funding in order to complete the transaction on the set completion date.
I am expecting a AIP from Nationwide this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nationwide recommend any Rocester solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Rocester solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
I have finally had an offer on a flat in Rocester agreed to, but there is a chain. The owners have offered on somewhere, but it’s not yet agreed to, and are looking at other properties in the pipeline. I have chosen a high street conveyancing solicitor in Rocester. What should be my next step? When do I get the mortgage application with HSBC going?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then valuation, Rocester conveyancing search fees, etc). The first course of action is to ensure that your conveyancing practitioner is on the HSBC conveyancing panel. Regarding the next stages this very much depends on the uniqueness of your case, attraction to this property and on the state of the market. In a hot market the majority of purchasers will apply for the mortgage with HSBC and pay for the valuation and only if it comes back ok would they ask their conveyancer to move forward with the conveyancing in Rocester.
What does a local search inform me concerning the house my wife and I purchasing in Rocester?
Rocester conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company for example Searchflow The local search plays an important role in many a Rocester conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your property. The search will reveal information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
All being well we will complete the sale of our £425,000 apartment in Rocester next week. The landlords agents has quoted £396 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Rocester?
For most leasehold sales in Rocester conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
Answering pre-contract enquiries
Where consent is required before sale in Rocester
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I inherited a ground floor flat in Rocester, conveyancing formalities finalised January 1999. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Rocester with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ends on 21st October 2096
With 77 years unexpired we estimate the price of your lease extension to span between £7,600 and £8,800 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.