I am one month into the sale of my ground floor flat in Whitland and the estate agent has just e-mailed to say that the buyers are appointing a new law firm. The excuse is that the lender will only engage with solicitors on their conveyancing panel. Why would a leading lender only engage with certain solicitors rather the firm that they want to choose for their conveyancing in Whitland ?
Mortgage companies have always had an approved set of law firms they are content to work with, but in the past few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.
Lenders point to the increase in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.
Can you explain why leasehold purchase conveyancing in Whitland is more expensive?
Whitland leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving relevant notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
My husband and I are FTB’s - agreed a price, yet the estate agent advised that the seller will only move forward if we instruct the agent's chosen conveyancers as they want a ‘quick sale’. We would rather use a high street solicitor accustomed to conveyancing in Whitland
We suspect that the seller is not behind this request. Should the owner require ‘a quick sale', taking such a hostile approach to a genuine buyer is likely to cause more damage than good. Avoid the agents and go straight to the owners and explain that (a)you are genuine buyers (b)you are ready to progress, with finances in place © you are unencumbered (d) you wish to move quickly (e)but you are going to instruct your preferred Whitland conveyancing solicitors - as opposed tothe ones that will earn the negotiator at the agency a commission or achieve conveyancing targets pre-set by head office.
I only have Sixty One years left on my flat in Whitland. I now want to get lease extension but my landlord is can not be found. What options are available to me?
If 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 an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to demonstrate that you have done all that could be expected to find the freeholder. For most situations an enquiry agent would be helpful to try and locate and to produce a report which can be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a property lawyer in relation to investigating the landlord’s absence and the vesting order request to the County Court overseeing Whitland.
Leasehold Conveyancing in Whitland - Sample of Questions you should consider Prior to buying
The best form of lease structure is where the freehold title is owned by the leaseholders. In this situation the tenants benefit from being in charge if their destiny and even though a managing agent is usually retained where the building is bigger than a house conversion, the managing agent acts for the leaseholders themselves. Is the freehold reversion owned collectively by the leaseholders? How much is the ground rent and service charge?
Is there an average conveyancing fee for conveyancing in Whitland?
The average cost in 2014 for conveyancing in Whitland was £1,419 excluding Stamp Duty and Land Registry fees.