We are purchasing a 3 bedroom flat in Buckingham with a mortgage. We would like to retain our Buckingham solicitor, however the lender advise she’s not on their "panel". It appears that we have little choice but to select one of the bank panel firms or keep our Buckingham conveyancing practitioner and pay for one of their panel lawyers to act for them. We feel that this is inequitable; are we not able to require that the mortgage company use our Buckingham conveyancer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms 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 Buckingham conveyancing solicitor to apply to be on the conveyancing panel.
I used Action Conveyancing a few years ago for my conveyancing in Buckingham. Now, I need the files but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Buckingham 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 am purchasing my first flat in Buckingham with the aid of help to buy. The builders refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not to tell my conveyancer about this side-deal as it may jeopardize my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My company is looking to take over a lease of a shop on the high street. Can you recommend lawyers offering fixed charges for commercial conveyancing in Buckingham for under £1,200?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Buckingham, including the disposal and acquisition of businesses as well as simply property. Whether you are hoping to purchase or sell a shop, pub, restaurant, office, retail unit or a whole business we will find you the right solicitor. As for the fees these will vary based on the structure and heads of terms of the proposed transaction. Please provide us with your details or phone us so that we can provide you with comprehensive commercial conveyancing calculation.
My husband and I are novice buyers - agreed a price, but the estate agent advised that the vendor will only proceed if we appoint the agent's recommended solicitors as they want a ‘quick sale’. My instinct tells me that we should use a local conveyancer accustomed to conveyancing in Buckingham
We suspect that the seller is not behind this request. Should the owner desire ‘a quick sale', turning down a motivated purchaser is going to damage their objectives. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are ready to go, with finances in place © you are unencumbered (d) you wish to move quickly (e)but you intend to use your preferred Buckingham conveyancing solicitors - rather thanthose that will give their negotiator at the agency a introducer fee or meet his conveyancing figures pre-set by senior management.
Last January I purchased a leasehold flat in Buckingham. Am I liable to pay service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the registered owner of a garden flat in Buckingham, conveyancing formalities finalised December 1999. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Buckingham with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 per annum. The lease finishes on 21st October 2090
You have 65 years left to run we estimate the premium for your lease extension to span between £13,300 and £15,400 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.