We see that you have a post code search directory listing solicitors on the TSB conveyancing panel. Do firms pay you a commission if I appoint them for our conveyancing in Hamworthy?
We are a listing service only for law firms wishing to communicate if they are on the TSB conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Hamworthy.
My fiance and I decided to purchase a 1 bedroom apartment in Hamworthy with a residential mortgage from Birmingham Midshires.We use our Hamworthy conveyancing lawyer but Birmingham Midshires informed us she’s not on their approved list of firms. we are left little option but to use a Birmingham Midshires panel firm or keep our local solicitor and pay for a Birmingham Midshires panel lawyer to represent them. This seems very unfair; Can we not simply insist that Birmingham Midshires use our lawyer?
Unfortunately,no. The home loan issued to you contains terms and conditions, a common one being that conveyancers needs to be on the Birmingham Midshires conveyancing panel. in the past, most banks had large numbers of solicitors 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. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Birmingham Midshires
Is there a list of Skipton panel conveyancers in Hamworthy on the Building Society Association’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lenders make their panel listings open the public over the internet. Where you are in need of a Hamworthy solicitor on the Skipton please make the most of our facility.
We expect to receive a OIP from Nationwide this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nationwide recommend any Hamworthy solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Hamworthy solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Hamworthy solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide 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. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Hamworthy postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Hamworthy.
We are one month into a leasehold purchase having been directed to a firm by the estate agent to handle our conveyancing in Hamworthy. I am not happy. Could you help me find new conveyancers?
A solicitor would have to be really bad to suggest changing them. Has your loan offer been sent? In the event that it has you will need to advise them of the new contact details and have the mortgage documents are re-sent. The solicitor ideally needs to be on the lenders panel to avoid added costs and delays. That should be your starting point. Our search tool should assist you in finding a bank approved conveyancer for your home move in Hamworthy
I am employed by a reputable estate agency in Hamworthy where we have witnessed a few flat sales jeopardised due to leases having less than 80 years remaining. I have been given conflicting advice from local Hamworthy conveyancing solicitors. Could you shed some light as to whether the seller of a flat can commence the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I purchased a garden flat in Hamworthy, conveyancing having been completed December 2003. How much will my lease extension cost? Similar properties in Hamworthy with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease ends on 21st October 2084
With 63 years left to run the likely cost is going to range between £16,200 and £18,600 as well as legals.
The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.
My a decade ago. He has since got married, widowed and has recently married again. He will be selling the flat in a couple of months. I suspect that he will simply be need to supply copies of his marriage certificates to the lawyer however he is concerned it will delay the sale of the property. Should he appoint a lawyer to update the Land Registry information for the property?
You are not required to update the title for the property providing you have the proof required to demonstrate how the name change occurred.
Any buyer’s conveyancer should examine the land registry information and require evidence by way of proof of the name change for instance marriage certificates.