We are buying a 3 bedroom flat in St Davids with a mortgage. We would like to retain our St Davids lawyer, however the mortgage company says she’s not on their "panel". It seems we have no option but to select one of the lender panel firms or continue with our St Davids conveyancer and pay for one of their panel firms to represent them. This seems very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms 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. A further alternative is for your St Davids conveyancing solicitor to apply to be on the conveyancing panel.
Is it possible to change firm as I have to find a firm on the Barclays Direct conveyancing panel. I was using a local conveyancing solicitor in St Davids round the corner but he is not accepted by Barclays Direct
It would be our pleasure to assist you select a conveyancing solicitor in St Davids on the Barclays Direct 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 SRA who regulate all conveyancing solicitors in St Davids. Using search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in St Davids.
As co-executor for the will of my grandmother I am selling a house in Swansea but live in St Davids. My lawyer (who is 300 kilometers awayneeds me to sign a statutory declaration ahead of completion. Can you recommend a conveyancing practitioner in St Davids to witness and place their company stamp on the document?
strictly 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 St Davids based
Can you provide any advice for leasehold conveyancing in St Davids with the purpose of speeding up the sale process?
- A significant proportion of the delay in leasehold conveyancing in St Davids can be bypassed where you appoint lawyers the minute you market your property and request that they start to put together the leasehold documentation which will be required by the purchasers’ solicitors. A minority of St Davids leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain 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 actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. If you have had conflict with your freeholder or managing agents it is essential that these are resolved before the property is put on the market. The buyers and their solicitors will be warry about purchasing a flat 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 the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over as opposed to ongoing. Many landlords or Management Companies in St Davids levy fees for supplying management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management pack sought as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most usual cause of frustration in leasehold conveyancing in St Davids.
I inherited a garden flat in St Davids, conveyancing formalities finalised December 1997. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in St Davids with over 90 years remaining are worth £181,000. The ground rent is £55 levied per year. The lease terminates on 21st October 2069
With 50 years unexpired the likely cost is going to range between £32,300 and £37,400 plus professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.
Can you please explain what my options are where my St Davids conveyancing searches reveals negative entries?
Ordinarily, almost all issues that arise in St Davids conveyancing search results can be dealt with before completion or title insurance may be taken. You need to remember that even though you are purchasing the property and may be content to live with the search results, your mortgage lender may not, and when all said and done have the final decision.