My wife and I are purchasing a 3 bedroom apartment in Ulceby with a mortgage. We have a Ulceby conveyancer, however the lender says he's not on their "panel". It appears that we have little choice but to select one of the mortgage company panel firms or retain our Ulceby as well as pay for one of their panel lawyers to represent them. This feels very unfair; is there anything we can do?
No, not really. The mortgage offered to you 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 Ulceby conveyancing lawyer to apply to be on the conveyancing panel.
My wife and I are purchasing a property in Ulceby. I might seem paranoid but how we can trust a lawyer? At some point we have to deposit funds into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
After much negotiation I have agreed a price on an apartment in Ulceby. My financial adviser suggested a . I paid an on account payment of £225. A few days later, the contacted me embarrassingly acknowledging that they were not on the 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 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.
About to purchase maisonette in Ulceby. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Ulceby is on the conveyancing panel.
Due to the advice of my in-laws I had a survey completed on a property in Ulceby in advance of appointing conveyancers. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some lenders tend refuse to give a mortgage on such a property.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Halifax. Should you wish to telephone us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Ulceby. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ulceby to see if the conveyancing will be more expensive.
In my capacity as executor for the will of my grandmother I am disposing of a property in Monmouth but live in Ulceby. My conveyancer (approximately 260 kilometers awayhas requested that I sign a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing solicitor in Ulceby to attest this legal document for me?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are located in Ulceby
I inherited a garden flat in Ulceby, conveyancing having been completed 3 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Ulceby with over 90 years remaining are worth £165,000. The ground rent is £45 charged once a year. The lease comes to an end on 21st October 50
With just 50 years remaining on your lease we estimate the price of your lease extension to be between £36,100 and £41,800 as well as costs.
The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.