My financial adviser has requested my Dursley law firm’s panel member for the Nat West conveyancing panel. Can you suggest how I obtain this. I have called my local Dursley office but they have not got back to me yet.
You are best placed to get this information from your Dursley lawyer . They maintain a central record lender panel numbers.
Do lenders provide you with an approved list of Dursley conveyancing solicitors? How do you know who is on the Skipton conveyancing panel?
Dursley conveyancing firms themselves provide us confirmation that they are on the Skipton conveyancing panel as opposed to being supplied with a list from Skipton directly.
Is it correct that all Dursley CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing panel?
A selection of banks and building societies now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
I recently had an offer agreed on a house in Dursley. My mortgage broker recommended their conveyancers. I paid an on account payment of £175. A few days later, the conveyancing practitioner called me to say that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
After shopping around on the internet I have found a Dursley property lawyer having made sure that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC 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. You may wish to consider appointing your own Dursley surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
The deeds to our home can not be found. The conveyancers who did the conveyancing in Dursley 5 years ago are no longer around. What are my next steps?
These day there are copies made of almost everything, and your lawyer will be aware precisely where to locate all the relevant paperwork so you may buy or sell your house without any difficulty. If copies are not available, your lawyer can put in place insurance or indemnities against possible claims on the property.
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, no chain conveyancing. Dursley is where the house is located. What do you suggest?
Flying freeholds in Dursley are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Dursley you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dursley 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.
I would like to sublet my leasehold flat in Dursley. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Some leases for properties in Dursley do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I acquired a ground floor flat in Dursley, conveyancing was carried out June 1997. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Dursley with over 90 years remaining are worth £206,000. The ground rent is £45 invoiced annually. The lease ends on 21st October 2092
With just 66 years left to run we estimate the premium for your lease extension to be between £12,400 and £14,200 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.