My IFA has requested my Bures solicitor’s panel member for the Lloyds conveyancing panel. What is the best way to discover this. I have called my local Bures branch but they cant find it on their system.
You are best placed to get this information from your Bures conveyancing practitioner . They retain a central record lender panel numbers.
When will exchange of contracts occur in sale conveyancing in Bures and do I need to attend the conveyancers branch?
If you are in close proximity to one of the conveyancing solicitors in Bures you are invited in to sign contracts. That being said, the lender approved solicitors we recommend provide countrywide coverage for conveyancing and give as equally detailed and professional a job for you when dealing with you electronically. The executing of the sale agreement is not when everything is set in stone. A signed contract simply enables the solicitor to exchange contracts at the appropriate time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Bures)to be in the office at the appropriate time.
We just had an offer accepted to buy with Coventry BS. We have called around locally yet am unable to find a Bures conveyancing firm on the Coventry BS approved list. Could you help?
Please do take advantage of the search tool on this web page. Pick the mortgage company and type Bures or your location and you will see numerous conveyancers located in Bures or by proximity to you.
We are getting a further advance on our mortgage from Nottingham as we wish to carry out alterations to our home in Bures. Do we need to select a bricks and mortar Bures solicitor on the Nottingham conveyancing panel to deal with the paperwork?
Nottingham do not ordinarily require a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham conveyancing panel.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Bures conveyancer on the Nottingham panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
I recently had an offer accepted on a house in Bures. My mortgage broker suggested a conveyancer. I paid an upfront payment of £200. A couple of days later, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My partner has suggested that I use his lawyers for conveyancing in Bures. Do I follow his recommendation?
Much as we are happy to recommend a Bures conveyancing lawyer the best way to choose a conveyancing lawyer is to have recommendations from friends or relatives who have actually experience in using the solicitor that you are are thinking of instructing.
I have just appointed agents to market my garden apartment in Bures. Conveyancing has not commenced, but I have recently had a yearly service charge demand – Do I pay up?
The sensible thing to do is discharge the service charge as normal as all rents and maintenance charges will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I inherited a 1 bedroom flat in Bures, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Bures with over 90 years remaining are worth £185,000. The ground rent is £65 charged once a year. The lease finishes on 21st October 2085
With only 60 years remaining on your lease the likely cost is going to span between £20,000 and £23,000 plus professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.