Me and my fiancee are buying our first property. Our conveyancer has messagedto check if we wish to take out extra conveyancing searches. Frankly we in the dark as to what's relevant for conveyancing in Swindon
The type of Swindon conveyancing searches should be dictated entirely on the property, the location, the likelihood of any of these risks, your knowledge of the locality and risks, your overall appetite to risk. What is important is that you adequately comprehend what information the searches could provide. You may then decide if you personally think you need that information. If unclear, ask the conveyancer to recommend.
At what point will exchange of contracts happen for domestic conveyancing in Swindon and do I need to attend the solicitors office?
Where you are in close proximity to one of the conveyancing solicitors in Swindon you are invited in to sign documents. However, the law practices we work with provide countrywide coverage for conveyancing and provide just as diligent and professional a job for you when communicating with you electronically. The executing of the purchase agreement is not when everything is set in stone. Signing on the dotted line simply enables the conveyancer to exchange contracts at the appropriate time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Swindon)to be in the office at the appropriate time.
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Swindon. My lender is Accord Mortgages
Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 25/4/2024, the requirements read as follows :
Are all Swindon Conveyancing Quality Solicitors on the Clydesdale conveyancing panel?
Some major lenders now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.
When it comes to lenders such as TSB, do Swindon lawyers incur a yearly amount to be on the conveyancing panel?
We are not aware of any mortgage company fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
I have paid off my mortgage with Aldermore. I assume I don't need a Swindon property lawyer on the Aldermore panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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 Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
I used Wolstenholmes several years ago for my conveyancing in Swindon. I now require my file however cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Swindon of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I only have 68 years unexpired on my flat in Swindon. I now want to extend my lease but my landlord is missing. What are my options?
On the basis that 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 for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to demonstrate that you or your lawyers have done all that could be expected to locate the lessor. On the whole a specialist may be useful to conduct investigations and to produce an expert document to be used as evidence that the landlord is indeed missing. It is advisable to get professional help from a conveyancer in relation to proving the landlord’s absence and the application to the County Court covering Swindon.
I own a studio flat in Swindon, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Swindon with an extended lease are worth £206,000. The ground rent is £45 levied per year. The lease ends on 21st October 2090
You have 66 years remaining on your lease we estimate the price of your lease extension to range between £12,400 and £14,200 as well as costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.