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Find a Tenbury Wells Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Tenbury Wells? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Tenbury Wells transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Tenbury Wells conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Tenbury Wells

I am aiming to move house in May. Does my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you suggest a removal company in Tenbury Wells. Conveyancing lawyer was organised before I stumbled across your page.

On the day of completion you can pick up the house keys from your estate agent however this should only take place when the vendors conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be passed over. Subsequently you will need to advise the removal men that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can assist you in finding a residential property solicitor in Tenbury Wells or a lawyer with expertise in conveyancing in Tenbury Wells.

Is it correct that all Tenbury Wells CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing panel?

A selection of lenders now use CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.

I currently have a mortgage with Bank of Ireland for my property in Tenbury Wells. Conveyancing was finalised 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Bank of Ireland?

You must advise Bank of Ireland in advance of letting out your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel firm.

My wife and I own a 4 bedroom Edwardian property in Tenbury Wells. Conveyancing practitioner acted for me and Birmingham Midshires. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold under the exact same address. I thought I was buying a freehold how can I check?

You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Tenbury Wells and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with your conveyancing lawyer who conducted the purchase.

I have been advised by numerous estate agents in Tenbury Wells to get a quote from a property lawyer using your seach tool. What’s the financial advantage for Estate Agents to offer your services ahead of alternative conveyancing organisations?

We refuse to offer any financial incentive for directing people to this site. We found it would be just too difficult a fee as home movers will think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.

My husband and I are novice buyers - had an offer accepted, yet the selling agent advised that the owners will only move forward if we use their chosen lawyers as they need a ‘quick sale’. My instinct tells me that we should use a family solicitor accustomed to conveyancing in Tenbury Wells

It is unlikely the sellers are behind this. Should the vendor desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is counter productive. Try to communicate with the owners directly and make sure they understand (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you will continue to use your own,trusted Tenbury Wells conveyancing solicitors - as opposed tothose that will provide their estate agent a commission or achieve conveyancing thresholds demanded by head office.

I would like to sublet my leasehold apartment in Tenbury Wells. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

A small minority of properties in Tenbury Wells do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I own a studio flat in Tenbury Wells, conveyancing having been completed in 2007. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Tenbury Wells with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 yearly. The lease terminates on 21st October 2091

With just 67 years unexpired we estimate the premium for your lease extension to be 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 renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.

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Neighbouring Locations

Ludlow
Cleobury Mortimer
Tenbury Wells
Leominster
Bromyard

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