I am considering applying for a Bank of Ireland mortgage for purchase of a newly converted (under development) in Clowne with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Bank of Ireland ?
In theory, you could use a solicitor that is not on the Bank of Ireland conveyancing panel, but Bank of Ireland would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
We are due to move home in February. Should my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you suggest a removal company in Clowne. Conveyancing firm was organised before I stumbled across this site.
On the afternoon of completion you can pick up the keys from your selling agent but this should only happen once the sellers lawyers confirm to the agent that they have the completion monies and the keys can be given over. You should tell the removal men that they can start moving you in. As a matter of policy we do not recommend a particular removal organisation but can help you find a conveyancing in Clowne or a legal practice with expertise in conveyancing in Clowne.
Are all Clowne Conveyancing Quality Solicitors on the Lloyds conveyancing list of approved practices?
It is true that some banks and building societies now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
I have paid off my mortgage with Coventry BS. I assume I don't need a Clowne property lawyer on the Coventry BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
The deeds to my property are lost. The conveyancers who conducted the conveyancing in Clowne 5 years ago are no longer around. Will I be able to sell the house?
In today’s world there are copies made of almost everything, and your lawyer should be aware precisely where to locate all the appropriate documentation so you may buy or dispose of your house without a hitch. If duplicates are not available, your solicitor may be able to arrange cover in the form of insurance or indemnities protecting you against possible claims on the property.
I am buying my first flat in Clowne with a loan from Coventry Building Society. The sellers would not budge the amount so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not reveal to my conveyancer about this deal as it will impact my loan with the bank. Do I keep my lawyer in the dark?.
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 husband and I are novice buyers - had an offer accepted, but the selling agent advised that the vendor will only move forward if we use the agent's chosen conveyancers as they need an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer used to conveyancing in Clowne
We suspect that the owner is unaware of this ultimatum. If they desire ‘a quick sale', alienating a serious purchaser is counter productive. Speak to the vendors direct and make sure they comprehend that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you are going to use your own,trusted Clowne conveyancing firm - not the ones that will give the estate agent a kickback or achieve conveyancing thresholds demanded by corporate headquarters.
What advice can you give us when it comes to appointing a Clowne conveyancing practice to deal with our lease extension?
If you are instructing a conveyancer for your lease extension (regardless if they are a Clowne conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with several firms including non Clowne conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:
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What are the legal fees for lease extension conveyancing? Can they put you in touch with clients in Clowne who can give a testimonial?
I own a basement flat in Clowne, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Clowne with a long lease are worth £260,000. The average or mid-range amount of ground rent is £45 levied per year. The lease comes to an end on 21st October 2099
With only 74 years remaining on your lease we estimate the premium for your lease extension to be between £8,600 and £9,800 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.