Much to our surprise we have been told by our lender that my Gunnislake lawyer is not on the bank Conveyancing panel. What can I do to be sure that this is correct?
The best course of action for you to take is to contact your Gunnislake lawyer directly. You lawyer should advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.
My lawyer has discovered a defect with the lease for the flat we are buying in Gunnislake. The other side have put forward title insurance as a solution. We are happy with insurance and will pay for it. Our lawyer has advised that he must check that the mortgage company is happy with this solution. Who is the client here, us or the lender?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the lender are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your solicitor will have no choice but to discontinue acting for you.
My fiance and I are buying a purpose built apartment in Gunnislake with a mortgage from The Mortgage Works.We like our Gunnislake conveyancing lawyer but The Mortgage Works informed us her practice is not listed on their approved list of firms. We have to appoint a The Mortgage Works panel solicitor or keep our high street solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that The Mortgage Works use our lawyer?
No, not really. The mortgage offered to you contains terms and conditions, a common one being that conveyancers must be on the The Mortgage Works conveyancing panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for The Mortgage Works
As co-executor for the will of my grandmother I am selling a property in Monmouth but reside in Gunnislake. My conveyancer (who is 200 miles from merequires that I sign a stat dec prior to completion. Can you recommend a conveyancing solicitor in Gunnislake to witness this legal document for me?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Gunnislake based
Back In 2004, I bought a leasehold flat in Gunnislake. Conveyancing and Nottingham Building Society mortgage organised. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1998. The conveyancing practitioner in Gunnislake who previously acted has now retired. Do I pay?
The first thing you should do is contact the Land Registry to make sure that the individual purporting to own the freehold is indeed the new freeholder. It is not necessary to incur the fees of a Gunnislake conveyancing lawyer to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I bought a garden flat in Gunnislake, conveyancing having been completed in 2011. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Gunnislake with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2090
With only 69 years remaining on your lease we estimate the premium for your lease extension to span between £9,500 and £11,000 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.
A conveyancing firm acted on my conveyancing in Gunnislake four years past having retained my deeds but has since been shut down – What steps do I now take to get hold of these?
Deeds, as such, are no longer appropriate for most properties in Gunnislake are recorded digitally at Land Registry. Where you need to prove evidence of proprietorship or are disposing of or re-mortgaging your conveyancing practitioner will need to obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.