I am in the process of selling my house in Windmill Hill and the EA has just called to say that the purchasers are appointing a new conveyancer. The excuse is that the bank will only deal with property lawyers on their approved list. Why would a big named lender only deal with certain solicitors rather the firm that they want to appoint for their conveyancing in Windmill Hill ?
UK lenders have always had panels of law firms that can represent them, but in the past few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Banks point to the increase in fraud as the reason for the pruning – 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 claims that it is hearing daily from firms 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 purchasers are unlikely to have any impact on this.
I am planning to move house in May. Will my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you suggest a removal company in Windmill Hill. Conveyancing lawyer was organised before I stumbled across this website.
On the day of completion you can pick up the house keys from your selling agent but this can only take place when the vendors conveyancers confirm to the agent that they have the completion monies and the keys can be passed over. After that you will need to tell the removal men that you are ready to move in. We are not in a position to suggest a specific removal company but can help you find a conveyancing in Windmill Hill or a lawyer that specialises in conveyancing in Windmill Hill.
Two weeks ago we had a mortgage agreed in principle with Principality. Windmill Hill conveyancing practitioners were instructed. How long does it take for Principality to send the offer to the solicitor?
Some lenders take longer than others. Have Principality done the survey? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have paid off my mortgage with HSBC. I assume I don't need a Windmill Hill conveyancing practitioner on the HSBC panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I have todaydiscovered that Stirling Law have closed. They conducted my conveyancing in Windmill Hill for a purchase of a freehold house 9 months ago. How can I establish that my home is not still registered in the name of the former proprietor?
The easiest method to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Windmill Hill conveyancing specialists.
I am looking for a leasehold apartment up to £235,500 and found one close by in Windmill Hill I like with a park and railway links nearby, the downside is that it's only got 52 years unexpired on the lease. I can't really find anything else in Windmill Hill in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a home loan that many years will be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.
Back In 2009, I bought a leasehold house in Windmill Hill. Conveyancing and Chelsea Building Society mortgage are in place. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1996. The conveyancing practitioner in Windmill Hill who acted for me is not around. What should I do?
First make enquiries of HMLR to be sure that this person is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Windmill Hill conveyancing solicitor to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I bought a 2 bed flat in Windmill Hill, conveyancing having been completed May 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Windmill Hill with over 90 years remaining are worth £260,000. The ground rent is £45 yearly. The lease expires on 21st October 2095
You have 74 years remaining on your lease we estimate the price of your lease extension to span between £8,600 and £9,800 plus 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 in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.