Unfortunately I am unable to travel far from Bebington. Is there a reason why all Bebington conveyancers are not on all bank panels?
A decade ago most lenders displayed an attitude to risk which differs from the current day. The FSA in 2010 conducted a thematic review into property fraud which in summary warned lenders: know the solicitors on your panel. Consequently, banks have since looked to extract more information from law firms regarding their operations and the individuals who work for them and set certain criteria such as completing a minimum volume of transactions. Hundreds of firms have been removed from lender panels even though they had an exemplary track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to meet the minimum volume of transactions the lenders required.
Me and my wife are acquiring our first property. The property lawyer has messagedto check if we want to purchase additional conveyancing searches. We are really unsure what's recommended for conveyancing in Bebington
The extent of Bebington conveyancing searches should be dictated primarily on the premises, the location, the probability of any of these risks, your familiarity of the locality and risks, your overall approach to risk. What is important is that you adequately comprehend what information each search could provide. You may then decide if you personally think you need that information. Should you be in doubt, ask your conveyancing practitioner to recommend.
When will exchange of contracts take place for purchase conveyancing in Bebington and do I need to attend the lawyers office?
Where you are local to our conveyancing solicitors in Bebington you are welcome to attend to sign contracts. However, the firms we work with provide a countrywide conveyancing service and give as equally comprehensive and professional a job for you when communicating with you electronically. The executing of the contract is not when everything is set in stone. Signing on the dotted line simply enables the solicitor to officially exchange when the time is right, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Bebington)to be in the office at the appropriate time.
Forgive me if this question is silly but I am unexperienced as a first time purchaser of a two bedroom flat in Bebington. Do I pick up the keys to the property on the completion date from my lawyer? If so, I will use a local conveyancing solicitor in Bebington?
On the day of completion you will not be required to go to the conveyancers office in Bebington. Conveyancing lawyers for you will arrange to send the purchase money to the seller's solicitors, and once they have received this, you should be called to pick up the keys from the Estate Agents and move into your new home. Usually this occurs between 1 and 3pm.
We previously appointed conveyancers with offices in Bebington on the Barclays solicitor panel. They have just billed me an additional charge for the legal aspects of the Barclays mortgage. Is this an additional conveyancing fee specified by Barclays?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your solicitor can charge a fee for this. The fee is not set by Barclays but by your Bebington property lawyer. Plenty of firms on the Barclays panel will charge ’dealing with mortgage’ fee and others do not.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Bebington conveyancing practitioner on the Santander panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I have recentlybeen informed that Arc property Solicitors have been shut down. They carried out my conveyancing in Bebington for a purchase of a leasehold flat 9 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?
The quickest way to check if the premises is registered to you, you can carry out 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 Bebington conveyancing specialists.
Can you offer any advice when it comes to finding a Bebington conveyancing practice to carry out our lease extension conveyancing?
When appointing a solicitor for lease extension works (regardless if they are a Bebington conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We recommend that you talk with several firms including non Bebington conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:
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If they are not ALEP accredited then what is the reason?
I acquired a 2 bed flat in Bebington, conveyancing was carried out in 2005. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Bebington with an extended lease are worth £170,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease expires on 21st October 2104
With 78 years unexpired we estimate the price of your lease extension to be between £7,600 and £8,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.