I can't travel far from Booker. Please clarify why all Booker conveyancing practitioners are not on all bank panels?
Even though it may seem unfair for banks to limit who can represent them, from the public’s or conveyancer’s viewpoint, the other side of the coin is that lenders are becoming ever more anxious and regard it imperative to protect them against illegal activities. As a consequence of this concern lenders have reduced their panel of approved conveyancing lawyers to a size that they are happy to control.
Completed the sale of my flat in Booker last October but our buyer keeps Skype messaging daily complaining that their solicitor needs to hear from myconveyancer. What should my lawyer have done following completion?
After completion of your house sale your conveyancer should forward the transfer documentation and all additional paperwork to the purchaser's conveyancer. Depending on the transaction, your solicitor should also confirm that the home loan has been redeemed to the buyers conveyancers. There is unlikely to be post completion procedures unique to conveyancing in Booker.
I used Arc property Solicitors several years ago for my conveyancing in Booker. Now, I need the files but the law firm has closed. 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 Booker of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I decided to have a survey carried out on a house in Booker before appointing lawyers. I have been advised that there is a flying freehold aspect to the house. My surveyor advised that some lenders will refuse to issue a mortgage on such a home.
It varies from the lender to lender. Santander has different requirements for example to Nationwide. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Booker. Conveyancing may be slightly more expensive based on your lender's requirements.
Do you have any advice for leasehold conveyancing in Booker with the intention of expediting the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Booker can be avoided where you instruct lawyers the minute your agents start advertising the property and ask them to put together the leasehold information needed by the buyers’ lawyers. If you have had conflict with your freeholder or managing agents it is essential that these are settled before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a flat where a dispute is unsettled. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to present the dispute as over as opposed to ongoing. If you have carried out any alterations to the property would they have required Landlord’s approval? Have you, for example installed wooden flooring? Booker leases often stipulate that internal structural changes or installing wooden flooring calls for a licence issued by the Landlord approving such changes. Where you dont have the approvals in place do not communicate with the landlord without contacting your conveyancer in the first instance. Many freeholders or managing agents in Booker charge for providing management packs for a leasehold home. You or your lawyers should enquire as to the actual amount of the charges. The management information can be applied for on or before finding a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Booker. If you have the benefit of shareholding in the Management Company, you should ensure that you have the original share document. Arranging a duplicate share certificate is often a time consuming formality and frustrates many a Booker conveyancing deal. If a duplicate share certificate is needed, you should approach the company director and secretary or managing agents (if applicable) for this at the earliest opportunity.
I bought a garden flat in Booker, conveyancing was carried out in 2004. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Booker with an extended lease are worth £190,000. The ground rent is £65 levied per year. The lease ends on 21st October 2082
With only 61 years remaining on your lease we estimate the price of your lease extension to span between £19,000 and £22,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.
I am buying a property and need a conveyancing solicitor in Booker who is on the bank solicitor panel. Can you recommend a Booker or local Booker 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 the lender who do conveyancing in Booker. We dont recommend any particular solicitor.