Can you help? My Ferndale solicitor is assuring me that he has toorder Ferndale conveyancing searches becausethe firm are on the Virgin Moneyconveyancing panel. Do I not have any say here?
Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with a lender your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Ferndale conveyancing searches.
My wife and I have recently appointed a conveyancing solicitor in Ferndale. I I would like to check whether they are accepted on the Chelsea Building Society approved list of lawyers. Can you help?
The first thing to do is call the solicitor and enquire whether they can act for the bank. Otherwise you can call Chelsea Building Society who may be able to assist.
My wife and I have arranged the release of further funds on our home loan from Skipton as we wish to conduct improvements to our property in Ferndale. Do we need to appoint a local Ferndale solicitor on the Skipton conveyancing panel to deal with the paperwork?
Skipton don't usually appoint firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton list.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Ferndale conveyancer on the Nottingham panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
After weeks of negotiation I have agreed a price on a house in Ferndale. My financial adviser suggested a property lawyer. I paid an on account payment of £150. A couple of days later, the conveyancer contacted me to say that they were not on the Kent Reliance 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 Kent Reliance 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 have been sourcing a conveyancing practitioner in Ferndale for my home move. Is it possible to check a solicitor's record with the profession’s regulator?
Anyone can find documented Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The regulator may monitor call for training purposes.
I am hoping to sign contracts shortly on a basement flat in Ferndale. Conveyancing solicitors inform me that they will have a report out to me tomorrow. What should I be looking out for?
The report on title for your leasehold conveyancing in Ferndale should include some of the following:
-
The total extent of the premises. This may be the property itself but might incorporate a attic or basement if relevant. Responsibility for maintaining the window frames Does the lease require carpeting throughout thus preventing wood flooring? You should have a good understanding of the building insurance provisions
I acquired a 1st floor flat in Ferndale, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in Ferndale with a long lease are worth £255,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease runs out on 21st October 2099
With 73 years remaining on your lease we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.
Are the Ferndale conveyancing lawyers identified as being on the lender conveyancing panel, together with their details provided by the mortgage company?
Ferndale firms and firms carrying out conveyancing in Ferndale themselves provide us confirmation that they are on the bank conveyancing panel as opposed to being supplied with a list from the bank directly.