We note that you have a post code search directory identifying law firms on the Leeds Building Society conveyancing panel. Do companies pay you a referral fee if I instruct them for our own conveyancing in Whitland?
We are a listing service only for law firms wishing to communicate if they are on the Leeds Building Society conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Whitland.
We previously chose conveyancers based in Whitland on the Clydesdale solicitor panel. They are now charging me a further charge for the legal aspects of the Clydesdale mortgage. Is this a supplemental conveyancing fee specified by Clydesdale?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your lawyer can levy a fee for this. This charge is not dictated by Clydesdale but by your Whitland conveyancing practitioner. Some firms on the Clydesdale panel will quote an ‘acting for lender’ fee but plenty of practices include it on their overall fee.
We have agreed to purchase a house in Whitland. A rare aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Coventry BS your lawyer must comply with the formal requirements contained in Part two of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook includes minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Coventry BS where a lease fails to comply with these requirements. The conditions relate to the installation of panels on properties countrywide and is not restricted to Whitland.
The formalities of my remortgage has taken place for my property in Whitland. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
How does conveyancing in Whitland differ for newly converted properties?
Most buyers of new build or newly converted property in Whitland approach us having been asked by the seller to sign contracts and commit to the purchase even before the house is built. This is because developers in Whitland typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Whitland or who has acted in the same development.
Do I need to be concerned that brokers that I am dealing with are recommending an online conveyancing firm rather than a High Street Whitland conveyancing practice?
As is the case with lots of service providers, often recommendations from relatives can be extremely useful or valuable. Nevertheless there are numerous people with a keen interest in a conveyancing matter; estate agents, mortgage brokers and lenders might all recommend conveyancers to instruct. Sometimes these conveyancers might be known to one of the organisations as being good in their field, but occasionally there might be a financial incentive behind the endorsement. You are free to select your preferred lawyer. However, bear in mind that many banks have an approved list of lawyers you have to use for the mortgage aspect of your home move.
I am hoping to put an offer on a small detached house that appears to be perfect, at a reasonable figure which is making it more attractive. I have since been informed that the title is leasehold rather than freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Whitland. Conveyancing advisers have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in Whitland ?
Most houses in Whitland are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Whitland in which case you should be looking for a Whitland conveyancing solicitor and check that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example obtaining the landlord’sconsent to conduct changes to the property. It may be necessary to pay a service charge towards the maintenance of the estate where the house is part of an estate. Your conveyancer should report to you on the legal implications.
I purchased a garden flat in Whitland, conveyancing formalities finalised in 2010. Can you work out an approximate cost of a lease extension? Comparable flats in Whitland with an extended lease are worth £191,000. The ground rent is £55 invoiced annually. The lease ceases on 21st October 2078
With only 54 years remaining on your lease we estimate the price of your lease extension to range between £31,400 and £36,200 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.