I am hoping to receive a mortgage offer from Lloyds. I would like to employ the services of a Licensed Conveyancer in Thurmaston. Does the Lloyds Solicitor panel allow for Licensed Conveyancers?
The Lloyds conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Is there a search tool that I can utilise to check that the solicitor handling my conveyancing in Thurmaston is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Bank of Ireland thus spending £175.00 in further legal charges.
You should make use of the find a conveyancing panel solicitor tool on this site. Please choose the lender and type ‘Thurmaston’ or your preferred area and you will see a number of lawyer based in Thurmaston or near you.
I'm the only beneficiary of my late mum's will with all property in now in my sole name, including the my former home in Thurmaston. The Thurmaston property was put into my name in November. I want to move. I do know about the CML six month 'rule', which means that my proprietorship may be treated the same way as if I'd bought the property in November. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. many mortgage companies would take a sensible view as this obligation is primarily there to identify subsales or the wholesaling and assigning of property.
The formalities of my purchase has taken place for my property in Thurmaston. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I am due to exchange contracts on my house. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Bank of Ireland are being pedantic. The Thurmaston solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Do I need to be suspicious by estate agents that I am dealing with are recommending a nationwide conveyancing firm rather than a High Street Thurmaston conveyancing firm?
As is the case with many professional services, often suggestions from connections can be very helpful. But there are lots of players in a conveyancing deal; estate agents, mortgage brokers and banks might all put forward solicitors to select. On occasion the solicitors might be known to one of the organisations as one of the best in their field, but sometimes there exists a financial incentive behind the endorsement. You are free to appoint your own lawyer. Don't forget that many lenders specify a panel list of law firms you have to use for the lender aspect of your transaction.
I've recently bought a leasehold flat in Thurmaston. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a studio flat in Thurmaston, conveyancing was carried out 5 years ago. How much will my lease extension cost? Corresponding properties in Thurmaston with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2086
With just 68 years left to run the likely cost is going to range between £9,500 and £11,000 as well as professional fees.
The figure 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 due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.