I am getting a mortgage offer from Halifax. I hope to instruct a Licensed Conveyancer in Ipswich. Does the Halifax Conveyancing panel exclude Licensed Conveyancers?
The Halifax conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
Please explain the implications if my lawyer’s firm is suspended from the Barclays Conveyancing panel ahead of completing my conveyancing in Ipswich?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Is it correct that all Ipswich CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing list of approved practices?
It is true that some banks and building societies now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
Can I be sure that the Ipswich conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Ipswich seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor handling your transaction.
I have paid off my mortgage with Bank of Ireland. I assume I don't need a Ipswich conveyancing practitioner on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
I am purchasing a new build house in Ipswich with a loan from Godiva Mortgages Ltd. The developers refused to budge the price so I negotiated 6k of additionals instead. The property agent suggested that I not inform my conveyancer about the deal as it could jeopardize my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am hoping to exchange soon on a garden flat in Ipswich. Conveyancing solicitors inform me that they are sending me a report next week. What should I be looking out for?
Your report on title for your leasehold conveyancing in Ipswich should include some of the following:
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The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. You would want to be sent a copy of the lease An explanation concerning the obligations as set out in the lease to to contribute towards maintenance costs - in relation to the building, and the wider rights a tenant enjoys What you can do if a neighbour is in violation of a provision in their lease? Does the lease require carpeting throughout thus preventing wood flooring?
I bought a basement flat in Ipswich, conveyancing formalities finalised in 1997. Can you work out an approximate cost of a lease extension? Corresponding properties in Ipswich with a long lease are worth £197,000. The ground rent is £55 charged once a year. The lease ends on 21st October 2079
With 55 years left to run the likely cost is going to span between £31,400 and £36,200 as well as legals.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.
My partner and I are FTB’s just having agreed a price on a property in Ipswich, and are about to get solicitors instructed. We have used the various rating tools and the quotes are from all across the the UK. Is it important to have a Ipswich solicitor local to your prospective house? We are willing to do everything over the internet, but I guess at some point we will be required to visit the conveyancing practitioner's office to sign contracts?
Usually there is no need to attend the office of your property lawyer, they can post any relevant documents to you, which you can sign and send back. Many buyers and sellers choose to use a locally based solicitor, but it's by no means essential for conveyancing in Ipswich.