It is 10 years ago since I bought my house in Pangbourne. Conveyancing solicitors have just been instructed on the sale but I am unable to find my title deeds. Will this jeopardise the sale?
You need not be too concerned. First there is a chance that the deeds will be kept by the mortgage company or they may be in the possession of the conveyancers who handled the purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Almost all conveyancing in Pangbourne relates to registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.
I am buying a terraced house in Pangbourne. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Pangbourne you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Pangbourne.
My wife and I are purchasing a property in Pangbourne. I might seem paranoid but how we can trust a lawyer? At some point we have to put money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Pangbourne building society branch on a couple of occasions and was told it wasn't a problem and they will lend. My Pangbourne conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend based on their specific requirements. Who do I believe?
As long as the conveyancer is on the mortgage company panel, she or he must follow the Council of Mortgage Lenders’ Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Yorkshire BS have agreed my mortgage in principle, my bid on a apartment in Pangbourne has been agreed to, what are the next steps?
The property agent will wish to be advised as to your property lawyer's details (ensure that the solicitors are on the bank’s approved list). Call up Yorkshire BS or your financial adviser and finish off any appropriate forms. Yorkshire BS will sellect a valuer who will get in touch with the estate agent or vendor to book an appointment. Once carried out (assuming no problems) it takes on average a week for the mortgage offer to be issued. Yorkshire BS will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Pangbourne.
I need to find a conveyancing solicitor for remortgage conveyancing in Pangbourne. I have chance upon a web site which seems to have the perfect answer If it is possible to get all formalities completed via email that would be preferable. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am attracted to a couple of apartments in Pangbourne both have approximately fifty years left on the leases. Do I need to be concerned?
A lease is a right to use the premises for a prescribed time frame. As a lease shortens the value of the lease reduces and results in it becoming more expensive to acquire a lease extension. This is why it is advisable to increase the term of the lease. More often than not it is difficulties arise selling premises with a short lease as mortgage companies less inclined to grant a loan on properties of this type. Lease enfranchisement can be a protracted process. We recommend you seek professional assistance from a solicitor and surveyor with experience in this area.
I inherited a split level flat in Pangbourne, conveyancing formalities finalised 9 years ago. How much will my lease extension cost? Corresponding properties in Pangbourne with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 yearly. The lease terminates on 21st October 2075
You have 51 years unexpired we estimate the premium for your lease extension to be between £30,400 and £35,200 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. 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 take any other action placing reliance on this information before getting professional advice.
Me and my husband have just had an offer accepted on a house and had meeting on Wednesday with HSBC for the mortgage. They warned us that when it comes to choosing a conveyancer that if they are not on their approved list of lawyers then we will incur a further charge of £200. This is because they will then have to appoint a conveyancer to act on their behalf as well as the one we select on our behalf and we will be on the hook for their invoice. I have requested HSBC to send me with a list so I can request quotes only from their approved conveyancers but was told that I need to check with each individual conveyancer to see if they are on the panel. Is there a list online?
You can enquire of HSBC what their panel criteria is for a solicitor.Then ask the lawyer of your choice whether they meet the criteria and have they acted on mortgages for HSBC in the past. If the answer to those is yes, then just double check with HSBC. Another option is to utilise our search tool and we may be able to find you a property lawyer in Pangbourne on the approved list for HSBC.