When it comes to lenders such as Principality, do Earlswood conveyancing practitioners face a yearly amount to be on the conveyancing panel?
We are not aware of any lender fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I have decided to exercise my right to buy my property in Earlswood off the council. I have a mortgage agreed with Yorkshire BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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.
After much negotiation I have agreed a price on an apartment in Earlswood. My mortgage broker suggested a conveyancing practitioner. I paid an on account payment of £150. Soon after, the lawyer contacted me embarrassingly acknowledging that they were not on the HSBC 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 HSBC 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.
I used Action Conveyancing several years ago for my conveyancing in Earlswood. I now require my papers however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Earlswood of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Earlswood is the location of the property. Can you offer any guidance?
Flying freeholds in Earlswood are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Earlswood you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Earlswood may decide 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 premises.
I have been advised by a few estate agents in Earlswood to choose a solicitor using your seach tool. What’s the financial inducement for Estate Agents to offer your lawyers over and above a competitor’s?
We refuse to make any financial incentive for directing people to this site. We thought it would be too underhand to pay a commission because a client could think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £275,000 maisonette in Earlswood in just under a week. The managing agents has quoted £336 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Earlswood?
Earlswood conveyancing on leasehold maisonettes usually necessitates fees being raised by freeholders :
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Addressing pre-exchange questions
Where consent is required before sale in Earlswood
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I acquired a ground floor flat in Earlswood, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Earlswood with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 yearly. The lease ceases on 21st October 2076
You have 51 years left to run the likely cost is going to be between £30,400 and £35,200 plus legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account 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 seeking the advice of a professional.
Why can I not complete our conveyancing in Earlswood on Good Friday?
This is due to the fact that on completion the money needs to pass between the banks of the buyer and owner’s conveyancing practitioner and at present this can only take place on a working day. It is not possible to complete on a saturday or sunday either.