My fiance and I are buying a newly converted apartment in Benfleet with a mortgage from Santander.We like our Benfleet conveyancing lawyer but Santander advised that he's not on their approved list of member firms. We have to appoint a Santander panel firm or keep our high street solicitor and fork out for a Santander panel lawyer to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The home loan issued to you contains various provisions, one of which will be that lawyers must be on the Santander conveyancing panel. in the past, most lenders had large numbers of solicitors 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 lawyer to apply to be on the conveyancing panel for Santander
We are purchasing a house and the lawyer has mentioned Chancel Repair to which the house may be liable given it’s proximity to the area of such a church. He has mentioned insurance. Is this really warranted for conveyancing in Benfleet
Unless a previous purchase of the house took place after 12 October 2013 you can expect conveyancing practitioners carrying out conveyancing in Benfleet to remain encouraging a chancel search and or insurance against a claim.
I decided to have a survey carried out on a property in Benfleet before appointing solicitors. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies may not grant a loan on a flying freehold home.
It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. Should you wish to call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Benfleet. Conveyancing may be slightly more expensive based on your lender's requirements.
I am one month into a freehold purchase having been directed to conveyancers by the selling agent to do our conveyancing in Benfleet. We are not happy. Can you you assist me in finding new solicitors?
They would need to be very poor in order to consider changing them. Has the loan offer been sent? If so you will need to make them aware of the new contact details and ensure the offer are re-issued. Your solicitor ideally needs to be on the lenders approved list to avoid supplemental costs and frustration. So that should be your starting point. Our search tool will help you find a lender approved solicitor for your conveyancing in Benfleet
There are only 62 years unexpired on my lease in Benfleet. I now wish to extend my lease but my landlord is missing. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. However, you will be required to demonstrate that you or your lawyers have done all that could be expected to locate the freeholder. For most situations an enquiry agent would be useful to conduct investigations and prepare an expert document which can be used as proof that the landlord is indeed missing. It is advisable to get professional help from a solicitor both on investigating the landlord’s disappearance and the application to the County Court covering Benfleet.
I acquired a studio flat in Benfleet, conveyancing having been completed 5 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Benfleet with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease ceases on 21st October 2084
You have 58 years left to run we estimate the premium for your lease extension to be between £21,900 and £25,200 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.
What type of premises does your Benfleet conveyancing estimates relate to?
The quotes issued are only applicable to standard domestic property in England & Wales. If you have any different needs such as industrial or agricultural land or commercial conveyancing in Benfleet please contact us to consider your requirements .