Are you able to vouch for a TSB sanctioned Axminster conveyancing solicitor who can have us moved in within 28 days? Am I best advised to unstruct a local Axminster solicitor or a web based conveyancer?
We can recommend some very good Axminster conveyancing firms. You can also walk up the main road in Axminster. Go in to a couple of firms and ask to see a conveyancing solicitor for a quote. Discuss your expectations together with your reasons and get an assurance on speed. Choose the lawyer that you trust.
We wish to acquire a 1 bedroom flat in Axminster with a residential mortgage from Lloyds TSB Bank.We would like to retain our Axminster conveyancing solicitor but Lloyds TSB Bank advised that her practice is not listed on their "panel". It seems we have no choice but to instruct a Lloyds TSB Bank panel solicitor or keep our preferred solicitor and fork out for a Lloyds TSB Bank panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that Lloyds TSB Bank use our lawyer?
No, not really. The home loan offered to you is subject to its terms and conditions, a common one being that lawyers will be on the Lloyds TSB Bank approved list. in the past, 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. A further alternative is for your lawyer to apply to be on the conveyancing panel for Lloyds TSB Bank
We are buying a apartment in Axminster. It might be a silly question but how we can trust a lawyer? At some point we will need to put funds into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I had a mortgage agreed in principle with Bank of Ireland. Axminster conveyancing lawyers were appointed. How long does it take for Bank of Ireland to forward the offer to the solicitor?
There is no definitive answer here. Have Bank of Ireland completed the survey? Have you advised Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
We were going to get a OIP from TSB this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do TSB recommend any Axminster solicitors on the TSB conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Axminster solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The solicitors who conducted the conveyancing in Axminster 5 years ago no longer exist. What are my next steps?
You no longer need to hold title deeds to establish that you own the land or property, as the Land Registry hold details of all registered land or property electronically.
I am selling my property. My former lawyers has retired. I would be grateful for any recommendation of a conveyancing firm. Im based in Axminster if that makes things easier.
You should use our search tool to help you find a solicitor for your conveyancing in Axminster. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.
I work for a reputable estate agent office in Axminster where we see a few leasehold sales derailed as a result of short leases. I have received contradictory information from local Axminster conveyancing firms. Please can you clarify whether the vendor of a flat can initiate the lease extension formalities for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I own a basement flat in Axminster, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Axminster with over 90 years remaining are worth £202,000. The ground rent is £60 per annum. The lease ceases on 21st October 2079
With only 57 years remaining on your lease we estimate the price of your lease extension to span between £28,500 and £33,000 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.