My financial adviser requires my Alcester solicitor’s panel reference for the Lloyds conveyancing panel. Can you suggest how I find this out. I have tried my local Alcester office but they cant find it on their system.
You are best placed to get this information from your Alcester conveyancing practitioner . They retain a central record lender panel numbers.
It is 10 years ago since I bought my property in Alcester. Conveyancing lawyers have recently been instructed on the sale but I am unable to find my deeds. Will this cause complications?
You need not be too concerned. First there is a possibility that the deeds will be kept by your lender or they could be in the possession of the conveyancers who handled the purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Alcester involves registered property but in the rare situation where your home is not registered it is more of a problem but is resolvable.
We are purchasing a newly converted flat in Alcester with a residential mortgage from Clydesdale.We use our Alcester conveyancing lawyer but Clydesdale says he's not listed on their approved list of firms. we are left little option but to use a Clydesdale panel solicitor or retain our local solicitor and pay for a Clydesdale panel lawyer to act for them. This seems very unfair; Can we not simply insist that Clydesdale use our lawyer?
Unfortunately,no. The loan issued to you is subject to its various provisions, a common one being that conveyancers must be on the Clydesdale approved list. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Clydesdale
Is it the case that all Alcester CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing list of approved firms?
Some major banks and building societies now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
is it true that all Alcester conveyancing solicitors on the Leeds Building Society conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many lenders do permit licenced conveyancers on their panel and in such a situation the practice would be overseen by the CLC.
At last I have had an offer on a flat in Alcester accepted, but there is a chain. The sellers have put an offer on on an apartment, but it’s not yet tied up, and have viewings of other apartments booked. I have instructed a local conveyancing solicitor in Alcester. What should be my next step? At what point should I apply for the mortgage with Co-operative?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then valuation, Alcester conveyancing search costs, etc). The first thing to do is check that your solicitor is on the Co-operative approved list. Concerning the next phase this very much depends on the specifics of your case, attraction to the property and on the state of the market. During a rising market some purchasers would apply for a home loan with Co-operative and pay for the valuation and only if it was satisfactory would they ask their solicitor to press on with searches.
As co-executor for the will of my grandmother I am selling a house in Monmouth but live in Alcester. My conveyancer (who is 235 kilometers from mehas requested that I execute a stat dec ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Alcester who can witness and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are Alcester based
Having checked my lease I have discovered that there are only Sixty One years remaining on my flat in Alcester. I now wish to get lease extension but my landlord is can not be found. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to demonstrate that you have used your best endeavours to find the freeholder. For most situations a specialist should be helpful to carry out a search and to produce a report which can be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer both on devolving into the landlord’s absence and the vesting order request to the County Court covering Alcester.
I bought a studio flat in Alcester, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Alcester with over 90 years remaining are worth £206,000. The ground rent is £45 per annum. The lease ends on 21st October 2091
With just 66 years unexpired the likely cost is going to span between £11,400 and £13,200 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. Do not use this information 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. You should not move forward placing reliance on this information before seeking the advice of a professional.