We are intending to buy a 3 bedroom apartment in Crewkerne with a mortgage. We have a Crewkerne solicitor, however the lender says he's not on their "panel". It appears that we have little option but to use one of the bank panel conveyancing practices or continue with our Crewkerne conveyancer as well as pay for one of their panel lawyers to represent them. This feels very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you 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. A further alternative is for your Crewkerne conveyancing solicitor to apply to be on the conveyancing panel.
Would the conveyancing solicitors listed on your site conduct attended exchange conveyancing in Crewkerne?
There are a few conveyancing specialists who can conduct attended exchanges. Please contact us to secure a fee calculation and details as to dates.
Have purchased a a detached house in Crewkerne , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Crewkerne conveyancing solicitor has been very slow, so I want to be certain the land registry aspects are concluded.
There is nothing unique about conveyancing in Crewkerne registration formalities. Rather than based on location, timeframes can differ according to the party submitting the application, whether there are errors and if the Land registry communicate with any other parties. As of today approximately 80% of such applications are fully dealt with within 12 days but occasionally there can be extensive delays. Historically registration occurs once the new owner has moved in to the premises therefore post completion formalities is not usually an essential issue but if there is a degree of urgency associated with the registration then you or your solicitor could communicate with the Registry to express the reasoning for an expedited registration.
The estate agent has sent us the confirmation of our purchase of a new build flat in Crewkerne. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Crewkerne
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Crewkerne is the location of the property. Can you offer any guidance?
Flying freeholds in Crewkerne are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Crewkerne 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 Crewkerne 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.
Can you offer any advice when it comes to appointing a Crewkerne conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a solicitor for lease extension works (regardless if they are a Crewkerne conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you talk with two or three firms including non Crewkerne conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be useful:
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What are the legal fees for lease extension conveyancing? How familiar is the firm with lease extension legislation?
I purchased a garden flat in Crewkerne, conveyancing having been completed March 2001. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Crewkerne with over 90 years remaining are worth £222,000. The average or mid-range amount of ground rent is £50 per annum. The lease comes to an end on 21st October 2095
With 70 years left to run the likely cost is going to be between £9,500 and £11,000 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.