I am selling my maisonette in Billesdon and the estate agent has just e-mailed to warn that the buyers are changing their solicitor. The excuse is that the lender will only engage with solicitors on their approved list. On what basis would a leading mortgage company only deal with certain law firms rather the firm that they want to appoint to handle their conveyancing in Billesdon ?
Lenders have always had an approved set of law firms that can act for them, but in recent years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.
Mortgage companies blame a rise in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any impact on this.
Would the conveyancing practitioners identified via your search tool conduct auction conveyancing in Billesdon?
There are a few auction practitioners we can put you in touch with those conducting auction conveyancing. Billesdon is just one of the many areas of where our lawyers have offices.
My friend advised me that if I am buying in Billesdon I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes included in the estimate for your Billesdon conveyancing searches. It is a large report of more than thirty pages, listing and setting out significant information about Billesdon around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Billesdon Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Billesdon Education with maps and statistics, Local Amenities and other useful information regarding Billesdon.
I used Action Conveyancing a few years past for my conveyancing in Billesdon. I now require my file but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Billesdon of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I need to instruct a conveyancing solicitor for remortgage conveyancing in Billesdon. I've discover a site which appears to be the ideal solution If there is a chance to get all this stuff done via phone that would be preferable. Should I be wary? 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 am a negotiator for a busy estate agency in Billesdon where we have experienced a few flat sales derailed as a result of short leases. I have received contradictory information from local Billesdon conveyancing solicitors. Can you shed some light as to whether the vendor of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.
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 acquired a 2 bed flat in Billesdon, conveyancing formalities finalised 8 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Billesdon with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease expires on 21st October 2091
With just 67 years unexpired we estimate the price of your lease extension to be between £10,500 and £12,000 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.