I am hoping to receive a mortgage offer from Lloyds. My intention is to use a Licensed Conveyancer in Crosby. Does the Lloyds Solicitor panel allow for Licensed Conveyancers?
The Lloyds conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
I am purchasing a semi-detached house in Crosby. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Crosby you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Crosby.
Is there a list of Clydesdale panel solicitors in Crosby on the Council of Mortgage Lender’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few banks make their panel listings viewable over the internet. Where you are in need of a Crosby conveyancing practitioner on the Clydesdale please use our tool.
I had a mortgage agreed in principle with Bank of Ireland. Crosby conveyancing lawyers have been chosen. How long does it take for Bank of Ireland to forward the offer to the conveyancing practitioner?
Some lenders take longer than others. Have Bank of Ireland done the survey? Have you advised Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Crosby solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Crosby postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Crosby.
How do I use your search tool to find a conveyancing lawyer in Crosby on the approved list for my mortgage?
First pick a lender such as Santander, Barnsley Building Society or Godiva Mortgages Ltd then specify your location a common one being Crosby. Conveyancing organisations in Crosby and beyond should be listed.
There are only Sixty One years remaining on my flat in Crosby. I now wish to extend my lease but my landlord is missing. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to prove that you or your lawyers have done all that could be expected to locate the lessor. In some cases a specialist may be useful to carry out a search and to produce a report to be accepted by the court as evidence that the freeholder can not be located. It is advisable to get professional help from a conveyancer both on proving the landlord’s absence and the vesting order request to the County Court overseeing Crosby.
I am the registered owner of a ground floor flat in Crosby, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Crosby with a long lease are worth £191,000. The ground rent is £55 per annum. The lease finishes on 21st October 2078
You have 53 years remaining on your lease we estimate the price of your lease extension to span between £27,600 and £31,800 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.
We have just had a bid accepted on our 1st home in Crosby, and need to get solicitors lined up. We have used the various comparison tools and the quotes are from all over the country. Is it advisable to have a Crosby lawyer local to our prospective property? We are happy to do everything electronically, but I assume at some point we will need to visit the conveyancer's office to sign papers?
The lawyer does not have to be in Crosby, but choosing local means that you have the option to attend their offices if you need to, by way of example, if a signature is immediately necessary. Also, a Crosby solicitor have established relationships with local agents and (if the vendor has instructed a local solicitor) with them, which will help smooth the process.