I am nearing exchange of contracts for my house in Uckfield and the EA has just text me to say that the buyers are changing their property lawyer. The excuse is that the mortgage company will only engage with property lawyers on their approved list. On what basis would a major mortgage company only deal with certain solicitors rather the firm that they want to choose for their conveyancing in Uckfield ?
Banks have always had an approved set of law firms they are willing to work with, but in recent years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.
Lenders attribute this action to a rise in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to disclose 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 do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any sway in the decision.
My mortgage company has suggested a law firm on their panel based in Uckfield but I would rather choose a conveyancing lawyer in Uckfield local to me. Are you able to help?
Not all Uckfield conveyancing solicitors are listed all lender’s conveyancing panel. Do make the most of the above search tool to choose a Uckfield conveyancing solicitor on the on the lender panel.
The estate agent has sent us the confirmation of our purchase of a new build flat in Uckfield. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Uckfield
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.
Due to the guidance of my in-laws I had a survey completed on a property in Uckfield ahead of appointing solicitors. I have been advised that there is a flying freehold aspect to the property. My surveyor advised that some mortgage companies will refuse to issue a loan on such a house.
It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. If you contact us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Uckfield. Conveyancing will be smoother if you use a solicitor in Uckfield especially if they are accustomed to such properties in Uckfield.
Can you offer any advice when it comes to choosing a Uckfield conveyancing practice to deal with our lease extension?
If you are instructing a conveyancer for lease extension works (regardless if they are a Uckfield conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with two or three firms including non Uckfield conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be helpful:
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Can they put you in touch with clients in Uckfield who can give a testimonial? How familiar is the firm with lease extension legislation?
I acquired a leasehold flat in Uckfield, conveyancing having been completed August 2007. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Uckfield with a long lease are worth £165,000. The average or mid-range amount of ground rent is £50 per annum. The lease ceases on 21st October 2101
With 77 years remaining on your lease we estimate the price of your lease extension to be between £7,600 and £8,800 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. 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 you obviously 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.
I require the services of a mortgage company panel solicitor in Uckfield. Can you assist?
Unfortunately it’s not apparent why you need a Uckfield panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the lender to find out which solicitors in Uckfield are on their panel . If you do find such a firm in Uckfield not listed please direct them to our site to list. After all the cost is only one £1 a month