My financial adviser requires my Abingdon lawyer’ panel reference for the Lloyds conveyancing panel. What is the best way to discover this. I have contacted my local Abingdon office but they don't know it.
The sensible thing to do is ask for this information from your Abingdon solicitor . Most Abingdon law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
We are due to exchange on the purchase of a property in Abingdon but as a result of wreckage from some water damage at the property I have managed to agree recompense from the vendor of £2k by way of a adjustment in the price. This was going to be dealt with as part of a side agreement yet Bank of Ireland are not allowing this. Why were they approached?
The property lawyer being on a Bank of Ireland approved list is required to inform Bank of Ireland of any amendments to the purchase price. If you prohibit your conveyancing practitioner to notify the price change to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new conveyancing practitioner for your conveyancing in Abingdon.
It is is a decade since I bought my property in Abingdon. Conveyancing lawyers have recently been instructed on the sale but I am unable to find the title deeds. Will this cause complications?
You need not be too concerned. Firstly there is a chance that the deeds will be with your mortgage company or they may still be with the solicitor who handled your purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. Most conveyancing in Abingdon involves registered property but in the rare situation where your property is unregistered it adds to the complexity but is not insurmountable.
is it true that all Abingdon solicitors on the Clydesdale conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Clydesdale conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of banks do allow licenced conveyancers on their panel in which case such organisation would be overseen by the CLC.
I am due to exchange contracts on my house. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Principality are being problematic. The Abingdon solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Abingdon solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Abingdon postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Abingdon.
I have been on the look out for a leasehold apartment up to £235,500 and found one close by in Abingdon I like with open areas and railway links nearby, the downside is that it's only got 52 remaining years left on the lease. There is not much else in Abingdon suitable, so just wondered if I would be making a grave error buying a short lease?
If you require a mortgage that many years will be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years 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 and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
Having had my offer accepted I require leasehold conveyancing in Abingdon. Before I get started I want to be sure as to the number of years remaining on the lease.
Assuming the lease is registered - and 99.9% are in Abingdon - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I acquired a studio flat in Abingdon, conveyancing formalities finalised in 1996. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Abingdon with a long lease are worth £255,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease ends on 21st October 2098
With just 73 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.