My financial adviser says he needs my Great Baddow solicitor’s panel reference for the HSBC conveyancing panel. Can you suggest how I obtain this. I have contacted my local Great Baddow office but they cant find it on their system.
Have you tried contacting your Great Baddow solicitor about this?. Most Great Baddow conveyancing practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
My god-son is about to exchange on a house that has just been built in Great Baddow with a home loan from HSBC. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the HSBC conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the HSBC conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My Solicitor in Great Baddow has never been on on the Barclays Approved Panel. Is it possible for me to continue with my family solicitor even though they are excluded from the Barclays panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your preferred Great Baddow lawyers but Barclays will need to retain a conveyancer on their panel. This will inevitably rack up the overall legal charges as well as result in frustration.
- Get a new solicitor to act in the purchase, remembering to check they are Barclays approved.
- Try to convince your Barclays solicitor to seek to join the Barclays panel
Have just purchased a probate house at auction in Great Baddow. Conveyancing is needed. What are my next steps?
Now that you are to all intents and purposes signed on the dotted line you should retain a conveyancing solicitor as a matter of priority as you are faced with a tight a drop dead date to complete the transaction. All auction property will ordinarily have a bespoke legal set of papers. This should include evidence of title and search results. If you have purchased leasehold property the auction papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You must pass this on to your appointed conveyancing solicitor ASAP. Do make sure that that you have the requisite funding in order to complete on the on the contractual date .
I am the single recipient of my late mum's estate with all property in now in my sole name, including the my former home in Great Baddow. Conveyancing formalities meant that the Land Registry date was in March. I want to move. I understand that there is a CML six month 'rule', meaning my proprietorship could be regarded the same way as though I had purchased the property in March. Will no one buy the property for half a year?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. Most lenders would take a practical view as this clause primarily exists to capture subsales or the wholesaling and assigning of properties.
I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Great Baddow solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland 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 Great Baddow 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.
Given that I am about to spend 450k on a garden flat in Great Baddow I would like to have a conversation with the conveyancer about mytransaction before instructing the firm. Is this something that you can arrange?
Absolutely - we would be pleased to talk to you we do not take any clients on without you speaking to the solicitor due to be doing your property ownership legalities in Great Baddow.There is no ‘factory style conveyancing’ - every client is an important individual, not a file reference. The practices that we put you in touch with believe that the fees you are provided with for residential conveyancing in Great Baddow should be the amount on the final invoice that you end up paying.
Having had my offer accepted I require leasehold conveyancing in Great Baddow. Before I get started I require certainty as to the unexpired term of the lease.
If the lease is registered - and 99.9% are in Great Baddow - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I am the registered owner of a basement flat in Great Baddow, conveyancing having been completed 3 years ago. How much will my lease extension cost? Equivalent flats in Great Baddow with an extended lease are worth £179,000. The ground rent is £65 invoiced every year. The lease ceases on 21st October 2081
With 57 years unexpired we estimate the price of your lease extension to span between £26,600 and £30,800 plus costs.
The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.