My husband and I are purchasing a 1 bedroom apartment in East Dean with a mortgage. We like our East Dean solicitor, however the mortgage company advise she’s not on their "panel". We have to appoint one of the bank panel firms or keep our East Dean solicitor and pay for one of their panel firms to act for them. We regard this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 East Dean conveyancing solicitor to apply to be on the conveyancing panel.
We were just about to sign contracts for a garden flat in East Dean. We have hit a problem. The mortgage offer with Coventry Building Society expires on 29/1/2024 but the sellers are suggesting a completion date of 31/1/2024. Can one extend the loan expiry date?
The person best placed to address this issue is your lawyer who is in a position to determine if he or she is corresponding with the bank, owner’s solicitors, selling agents or indeed all three based on what has happend in your conveyancing as of today.
My aunt passed away last year and as sole heir and executor I was left the property in East Dean. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this possible?
If you plan to refinance then RBS will require that you use a conveyancer on the RBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your RBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the RBS mortgage is registered as a charge at the Land Registry.
I used Stirling Law a few years past for my conveyancing in East Dean. I now require my file however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 East Dean of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in East Dean differ for newly converted properties?
Most buyers of new build or newly converted property in East Dean come to us having been asked by the developer to sign contracts and commit to the purchase even before the property is constructed. This is because developers in East Dean typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in East Dean or who has acted in the same development.
I’m about to sell my garden apartment in East Dean. Conveyancing has not commenced, but I have recently had a quarterly service charge demand – should I leave it to the buyer to sort out?
It best that you discharge the invoice as normal as all rents and maintenance charges should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I am the registered owner of a garden flat in East Dean, conveyancing was carried out March 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in East Dean with a long lease are worth £176,000. The ground rent is £50 per annum. The lease runs out on 21st October 2103
With 80 years remaining on your lease we estimate the premium for your lease extension to span between £8,600 and £9,800 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 are not able to supply the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered 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 without first seeking the advice of a professional.