My partner and I are looking to acquire a property in Beaufort and are in fact using a Beaufort conveyancing practice. Within the last couple of days our property lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Barnsley Building Society have this evening contacted us to advise us that they have now hit a problem as our Beaufort solicitor is not on their conveyancing panel. Please explain?
When purchasing a property with mortgage finance it is standard for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Beaufort solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
Having sold my house in Beaufort last July yet the purchaser is e-mailing daily to say their lawyer needs to hear from mylawyer. What should my lawyer have done now that I have sold?
Following your disposal your lawyer should forward the transfer deeds and all supplemental paperwork to the buyer’s lawyers. Where appropriate, your solicitor must also send confirmation that the home loan has been paid off to the purchasers lawyers. There are no post completion steps specific conveyancing in Beaufort.
I am purchasing a flat and require a conveyancing solicitor in Beaufort who is on the Coventry Building Society solicitor. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Coventry Building Society in certain locations such as Beaufort. We dont recommend any particular firm.
I am buying a victorian detached house in Beaufort. Our aim is to convert the garage to an office at the house.Will legal due diligence on the property involve investigations to determine if these alterations were previously refused?
Your property lawyer will check the registered title as conveyancing in Beaufort will sometimes identify restrictions in the title documents which restrict categories of alterations or necessitated the permission of another owner. Some extensions require local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
Is there a list of Santander panel solicitors in Beaufort on the Building Society Association’s Website?
No. There is no such facility on the CML or Building Society Association websites. Very few lenders make their panel listings visible online. If you are seeking to appoint a Beaufort lawyer on the Santander please make the most of our facility.
I have paid off my mortgage with Nottingham. I assume I don't need a Beaufort lawyer on the Nottingham panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
I have justbeen informed that Wolstenholmes have been shut down. They carried out my conveyancing in Beaufort for a purchase of a leasehold apartment 18 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?
The quickest method to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Beaufort conveyancing specialists.
All being well we will complete our sale of a £200,000 garden flat in Beaufort next Friday. The freeholder has quoted £312 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Beaufort?
Beaufort conveyancing on leasehold apartments often requires the buyer’s conveyancer sending enquiries for the landlord to address. Although the landlord is not legally bound to answer such questions the majority will be content to assist. They are at liberty to levy a reasonable administration fee for responding to questions or supplying documentation. There is no set fee. The average costs for the information that you are referring to is £350, in some transactions it is in excess of £800. The management information fee demanded by the landlord must be accompanied by a synopsis of rights and obligations in respect of administration charges, otherwise the charge is technically not due. Reality however dictates that one has no option but to pay whatever is demanded should you wish to complete the sale of your home.
I inherited a ground floor flat in Beaufort, conveyancing was carried out 6 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Beaufort with a long lease are worth £260,000. The average or mid-range amount of ground rent is £50 yearly. The lease finishes on 21st October 2100
You have 75 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.