My wife and I are buying a 3 bedroom flat in Cowfold with a mortgage. We have a Cowfold lawyer, but the bank says he's not on their "panel". It seems we have no option but to instruct one of the mortgage company panel solicitors or continue with our Cowfold lawyer as well as pay for one of their panel ones to represent them. This seems very unfair; are we not able to insist that the lender use our Cowfold conveyancing practitioner ?
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 Cowfold conveyancing solicitor to apply to be on the conveyancing panel.
It is is a decade since I bought my property in Cowfold. Conveyancing lawyers have just been appointed on the sale but I can't track down the title deeds. Will this jeopardise the sale?
You need not be too concerned. First the deeds may be kept by the lender or they could still be with the solicitor who acted in your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Nearly all conveyancing in Cowfold involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a simple, chain free conveyancing. Cowfold is where the house is located. What do you suggest?
Flying freeholds in Cowfold are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cowfold you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cowfold may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Is it possible to swap conveyancer as I need to choose a firm on the Aldermore conveyancing panel. I was using a local conveyancing solicitor in Cowfold round the corner but the firm is not accepted by Aldermore
We will our best to assist in finding you a conveyancing solicitor in Cowfold on the Aldermore panel. Please note that the property lawyers that we on the directory do not pay us commission if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Cowfold. Using search facility on this site, you can compare costs for conveyancing solicitors in Cowfold and throughout England and Wales.
I need to appoint a conveyancing solicitor for remortgage conveyancing in Cowfold. I have chance upon a site which appears to be the perfect solution If there is a chance to get all the legals completed 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?
Back In 2008, I bought a leasehold flat in Cowfold. Conveyancing and TSB mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1998. The conveyancing practitioner in Cowfold who previously acted has long since retired. Any advice?
The first thing you should do is make enquiries of the Land Registry to make sure that this person is in fact the new freeholder. It is not necessary to instruct a Cowfold conveyancing practitioner to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the registered owner of a basement flat in Cowfold, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Cowfold with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 per annum. The lease terminates on 21st October 2085
With 59 years unexpired the likely cost is going to be between £20,900 and £24,200 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.