We are purchasing a 2 bedroom flat in Amersham with a mortgage. We have a Amersham solicitor, but the bank says she’s not on their "panel". It seems we have little choice but to instruct one of the bank panel solicitors or continue with our Amersham solicitor as well as pay for one of their panel ones to represent them. We feel that this is inequitable; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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. Another option that might be available is for your Amersham conveyancing solicitor to apply to be on the conveyancing panel.
Can I use your services to locate a Conveyancing solicitor in Amersham even where I’m not purchasing or disposing of a house, for instance where I want to acquire an office in Amersham with a loan from Nottingham Building Society?
The service is primarily used to locate domestic conveyancing solicitors in Amersham but we have recorded towards the end of this page a selection of Amersham commercial conveyancing firms. You should speak with the company directly to establish if they can also act for Nottingham Building Society
is it true that all Amersham conveyancing solicitors on the TSB conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the TSB conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Many banks do permit licenced conveyancers on their panel and in such a situation the organisation would be overseen by the CLC.
I am currently in the process of buying my council flat in Amersham. I have a mortgage offer with Leeds Building Society. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.
Completion of my purchase has taken place for my property in Amersham. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
How does conveyancing in Amersham differ for new build properties?
Most buyers of new build residence in Amersham contact us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is constructed. This is because house builders in Amersham tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Amersham or who has acted in the same development.
I need to instruct a conveyancing solicitor for freehold conveyancing in Amersham. I've discover a site which seems to have the ideal answer If it is possible to get all the legals done via web that would be preferable. Should I be concerned? What are the potential pitfalls?
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 today plan to offer on a house that seems to be perfect, at a reasonable figure which is making it all the more appealing. I have just discovered that the title is leasehold as opposed to freehold. I would have thought that there are issues buying a house with a leasehold title in Amersham. Conveyancing advisers have not yet been instructed. Will they explain the issues?
The majority of houses in Amersham are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Amersham so you should seriously consider shopping around for a Amersham conveyancing solicitor and check that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as obtaining the landlord’sconsent to conduct changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the estate where the house is located on an estate. Your lawyer will appraise you on the various issues.
I purchased a basement flat in Amersham, conveyancing was carried out April 2000. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Amersham with a long lease are worth £180,000. The ground rent is £65 yearly. The lease terminates on 21st October 2082
With just 59 years remaining on your lease we estimate the price of your lease extension to span between £20,900 and £24,200 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.