I was notified yesterday by my IFA that my Henfield solicitor is not on the lender Conveyancing panel. How can I be certain if this is indeed the case?
Your first step should be to contact your Henfield conveyancer. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
It is is a decade since I bought my house in Henfield. Conveyancing lawyers have recently been retained on the sale but I can't track down my title documents. Is this a major issue?
You need not be too concerned. Firstly there is a possibility that the deeds will be retained by your lender or they may be archived with the lawyers who oversaw your purchase. Secondly in all probability the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Most conveyancing in Henfield involves registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
I am assisting my niece sell her flat in Henfield. Will the conveyancer order an energy assessment or it is for me to see to?
Following the demise of HIPs, energy performance certificates was left as a required element of moving property. An energy performance certificate needs to be commissioned in advance of the property being put on the market. It is not as aspect of the sale process that solicitors normally organise. If you are using a Henfield conveyancing solicitor they may be willing to arrange EPC’s given their relationships with reputable Henfield providers
Is it correct that all Henfield CQS (Conveyancing Quality Scheme) solicitors are on the Skipton conveyancing panel?
It is true that some banks and building societies now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
Completion of my remortgage has taken place for my property in Henfield. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Due to the advice of my in-laws I had a survey completed on a property in Henfield in advance of instructing lawyers. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some mortgage companies tend refuse to issue a loan on such a premises.
It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. If you call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Henfield. Conveyancing will be smoother if you use a solicitor in Henfield especially if they are familiar with such properties in Henfield.
I have been recommended by a couple of local estate agents in Henfield to find a conveyancer on your site. What’s the financial advantage for Estate Agents to promote your services ahead of a competitor’s?
We don’t make any referral fee for sending work in our direction. We thought it would be too underhand a fee as members of the public would think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
What are your top tips when it comes to appointing a Henfield conveyancing practice to carry out our lease extension conveyancing?
When appointing a solicitor for lease extension works (regardless if they are a Henfield conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with two or three firms including non Henfield conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be of use:
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Can they put you in touch with clients in Henfield who can give a testimonial? How experienced is the practice with lease extension legislation?
I bought a basement flat in Henfield, conveyancing was carried out in 2001. Can you work out an approximate cost of a lease extension? Comparable flats in Henfield with a long lease are worth £176,000. The ground rent is £50 invoiced annually. The lease ceases on 21st October 2104
With just 80 years unexpired we estimate the price of your lease extension to be between £8,600 and £9,800 plus legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. 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 clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.