My mortgage broker says he needs my Warwickshire law firm’s panel member for the Lloyds conveyancing panel. How do I find this out. I have e-mailed my local Warwickshire branch but they have not got back to me yet.
You are best placed to get this information from your Warwickshire conveyancer . Most Warwickshire law firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
Having sold my house in Warwickshire last January yet the purchaser is SMS messaging me to say their conveyancer is waiting to hear from mysolicitor. What should have happened now that I have sold?
After completion of your sale your lawyer should forward the transfer documentation and all of the paperwork to the purchaser's solicitors. Depending on the transaction, your conveyancer should also send confirmation that the mortgage has been discharged to the buyers solicitors. There are no post completion formalities peculiar conveyancing in Warwickshire.
I used Arc property Solicitors a few years past for my conveyancing in Warwickshire. I now require my papers but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Warwickshire of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I decided to have a survey done on a house in Warwickshire before retaining lawyers. I have been told that there is a flying freehold element to the property. Our surveyor has said that some mortgage companies tend refuse to issue a mortgage on such a home.
It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. If you e-mail us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Warwickshire. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Warwickshire to see if the conveyancing costs will increase in light of this.
There are only Seventy years remaining on my lease in Warwickshire. I am keen to extend my lease but my landlord is absent. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to track down the freeholder. For most situations an enquiry agent may be helpful to conduct investigations and prepare an expert document to be accepted by the court as proof that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer in relation to investigating the landlord’s disappearance and the vesting order request to the County Court covering Warwickshire.
I invested in buying a garden flat in Warwickshire, conveyancing formalities finalised July 2011. How much will my lease extension cost? Similar flats in Warwickshire with a long lease are worth £181,000. The ground rent is £55 per annum. The lease comes to an end on 21st October 2071
You have 50 years remaining on your lease we estimate the premium for your lease extension to be between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.