I can't travel far from Crosby. Is there a reason why all Crosby solicitors are not on all mortgage company panels?
Banks ordinarily restrict either the nature or the number of conveyancing practices on their approved list of lawyers. Typical examples of such restriction(s) being that the organisation is required to have two or more partners. As well as restricting the structure of firm, some banks made a decision to reduce the size of their panel they allow to act for them. You should note that mortgage companies have no liability for the standard of conveyancing provided by any Crosby lawyer on their approved list. Mortgage fraud was the main trigger for the rationalisation of solicitor panels a few years ago notwithstanding that there are contrary points of view concerning whether solicitors sat at the center of that fraud. Data via HMLR indicates that thousands of conveyancing practices only carry out a couple of conveyances a year. Those advocating conveyancing panel cuts ask why conveyancing firms should have any entitlement to be listed on a conveyancing panel when it is apparent that property law is not their primary expertise?
It is a dozen years since I purchased my house in Crosby. Conveyancing lawyers have recently been instructed on the sale but I can't locate the title documents. Will this jeopardise the sale?
You need not be too concerned. Firstly the deeds may be retained by the mortgage company or they could be archived with the solicitor who acted in your purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring current official copies of the land registers. The vast majority of conveyancing in Crosby involves registered property but in the rare situation where your home is not registered it is more tricky but is not insurmountable.
Is there a list of Aldermore panel conveyancers in Crosby on the Building Society Association’s Website?
Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. A small selection of banks make their panel listings available on the web. If you are seeking to appoint a Crosby solicitor on the Aldermore please use our tool.
I am expecting a DIP from Nationwide this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nationwide recommend any Crosby solicitors on the Nationwide conveyancing panel, or is it better to go independently?
You will need to appoint Crosby solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a Crosby conveyancing practitioner on the Virgin Money panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I am purchasing a new build house in Crosby benefiting from help to buy. The builders refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not reveal to my conveyancer about this deal as it would impact my mortgage with Aldermore. Should I keep quiet?.
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.
I am using a search engine for the phrase conveyancing in Crosby it brings up many property lawyerslocally. With so much choice what is the best way to find the suitable conveyancer for me?
The best way of seeking the right conveyancer is through a personal recommendation, so enquire of colleagues and those you trust who have bought a property in Crosby or a reputable estate agent or mortgage broker. Fees for conveyancing in Crosby vary, so it's a good idea to secure at least four costs illustrations from varying types of solicitors. Be sure to secure confirmation that the costs are assured not to to be inflated.
Back In 2006, I bought a leasehold house in Crosby. Conveyancing and Bank of Ireland mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1998. The conveyancing solicitor in Crosby who previously acted has long since retired. Do I pay?
The first thing you should do is contact HMLR to be sure that this person is indeed the new freeholder. There is no need to incur the fees of a Crosby conveyancing lawyer to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I inherited a 2 bed flat in Crosby, 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? Comparable properties in Crosby with over 90 years remaining are worth £186,000. The ground rent is £55 yearly. The lease finishes on 21st October 2073
You have 53 years left to run the likely cost is going to span between £27,600 and £31,800 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.