My wife and I are buying a 3 bedroom flat in Ditchling with a mortgage. We like our Ditchling solicitor, but the lender advise he's not on their "panel". It appears that we have no option but to select one of the bank panel firms or retain our Ditchling conveyancing practitioner and pay for one of their panel firms to represent them. We regard this is inequitable; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Ditchling conveyancing lawyer to apply to be on the conveyancing panel.
We are buying a property and need a conveyancing solicitor in Ditchling who is on the RBS approved panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Ditchling.
Are all Ditchling Conveyancing Quality Solicitors on the Bank of Ireland conveyancing panel?
A selection of lenders now utilise CQS 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 Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
I have decided to exercise my right to buy my property in Ditchling off the council. I have a mortgage offer with Yorkshire BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
I am selling my flat. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Leeds Building Society are being pedantic. The Ditchling solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What will a local search inform me about the property I am purchasing in Ditchling?
Ditchling conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company for instance Searchflow The local search plays an important part in most Ditchling conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your new home. The search will supply information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
I need to find a conveyancing solicitor for leasehold conveyancing in Ditchling. I have chance upon a web site which seems to have the ideal offering If it is possible to get all this stuff completed via phone that would be ideal. Do I need to 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?
Looking forward to complete next month on a leasehold property in Ditchling. Conveyancing lawyers assured me that they will have a report out to me within the next couple of days. What should I be looking out for?
The report on title for your leasehold conveyancing in Ditchling should include some of the following:
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What you can do if a neighbour is in violation of a provision in their lease? Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? specifics of the parties to the lease, for instance these could be the tennant, superior lessor, landlord Will you be prohibited or prevented from having pets in the property? What options are available to the landlord where you are in breach of your lease terms?
I invested in buying a ground floor flat in Ditchling, conveyancing having been completed 7 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Ditchling with over 90 years remaining are worth £195,000. The ground rent is £45 invoiced every year. The lease ends on 21st October 2087
With just 63 years remaining on your lease the likely cost is going to span between £16,200 and £18,600 as well as legals.
The suggested premium range 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. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.