My husband and I are buying a 1 bedroom apartment in Freshwater Bay with a mortgage. We wish to retain our Freshwater Bay conveyancer, but the bank advise he's not on their "panel". We have to appoint one of the bank panel firms or retain our Freshwater Bay property lawyer as well as pay for one of their panel lawyers to represent them. This seems very unfair; can we not insist that the bank use our Freshwater Bay solicitor ?
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 Freshwater Bay conveyancing solicitor to apply to be on the conveyancing panel.
We are purchasing a house and require a conveyancing solicitor in Freshwater Bay who is on the Skipton 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 Skipton . We don't recommend any particular firms conducting conveyancing in Freshwater Bay.
I am selling my home in Freshwater Bay. Does my conveyancing practitioner have to be required to be on the Leeds Building Society conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Leeds Building Society conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently in recent years.
In sourcing the internet for the term conveyancing in Freshwater Bay it reveals many solicitorslocally. With so much choice what is the best way to find the right property lawyer for my move?
The ideal way of seeking a suitable conveyancer is via trusted referral, so ask friends and relatives who have bought a property in Freshwater Bay or a respected estate agent or financial adviser. Charges for conveyancing in Freshwater Bay vary, so it's advisable to secure a minimum of four costs illustrations from different solicitors. Dont forget to clarify what costs in the quote includes.
I’m about to sell my basement flat in Freshwater Bay. Conveyancing is yet to be initiated, but I have recently received a half-yearly maintenance charge invoice – Do I pay up?
It best that you discharge the service charge as usual given that all ground rent and service payments should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless 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. This will smooth the conveyancing process.
I bought a leasehold flat in Freshwater Bay, conveyancing having been completed January 2000. How much will my lease extension cost? Corresponding flats in Freshwater Bay with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease ceases on 21st October 2080
With only 55 years unexpired we estimate the premium for your lease extension to range between £31,400 and £36,200 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional 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 based on this information before seeking the advice of a professional.
I'm remortgaging a property in Freshwater Bay. I can find my conveyancer's company on the Law Society's list, but I can't locate my lawyer's name on the list. Should I be concerned?
Not every individual in the company must be listed by the regulator. Provided there is someone qualified to 'oversee' the conveyancing, the actual day-to-day activity can be conducted by unlicensed staff.