We note that you have a search directory identifying solicitors on the Skipton conveyancing panel. Do companies pay you a referral fee if I retain them for our own conveyancing in Highnam?
We are a listing service only for law firms wishing to communicate if they are on the Skipton conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Highnam.
We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to instruct their panel lawyer as I would much rather instruct a Highnam based conveyancing firm?
You should check but the the probability is that give you one of their panel conveyancers where you take up the "fee-free" offer. Contact the lender and ask if they offer you a monetary alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Highnam.
There are a variety of conveyancing solicitors in Highnam but how do I know who's good?
It would be unwise to be swayed by the cheapest Highnam conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
We had appointed conveyancing lawyers located in Highnam on the Lloyds solicitor panel. They have just billed me a separate charge for the legal aspects of the Lloyds mortgage. Is this a supplemental conveyancing fee set by Lloyds?
Provided it is contained in their Terms and Conditions or estimate then yes your solicitor may charge a fee for this. This charge is not set by Lloyds but by your Highnam conveyancing practitioner. Plenty of firms on the Lloyds panel will levy an ‘acting for lender’ fee and others do not.
My husband and I have organised a further advance on our mortgage from Santander as we wish to carry out renovations to our house in Highnam. Do we need to choose a bricks and mortar Highnam solicitor on the Santander conveyancing panel to deal with the legals?
Santander would not normally require firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander conveyancing panel.
I have justfound out that Arc property Solicitors have closed. They conducted my conveyancing in Highnam for a purchase of a freehold house 12 months ago. How can I establish that my home is in my name in the name of the previous owner?
The easiest way to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Highnam conveyancing specialists.
My wife and I may need to rent out our Highnam ground floor flat temporarily due to a new job. We instructed a Highnam conveyancing firm in 2001 but they have closed and we did not think at the time seek any advice as to whether the lease permits subletting. How do we find out?
Your lease governs relations between the freeholder and you the flat owner; specifically, it will set out if subletting is banned, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Highnam do not contain subletting altogether – such a provision would undoubtedly devalue the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.
I bought a studio flat in Highnam, conveyancing was carried out October 2007. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Highnam with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 yearly. The lease comes to an end on 21st October 2077
With just 52 years left to run we estimate the price of your lease extension to be between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered 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 bought a flat in Highnam last 13/3/2024 and to date it is still not registered with HM Land Registry. It was part of a development site and my conveyancing practitioner told me that it may take 12 months to complete the registration formalities. I have contacted HM Land Registry directly and they say that the original application was cancelled due to failure to reply to requisitions. Should I be concerned?
It is your solicitor that you really need to turn to here in order to satisfy any concerns which have arisen as part of the registration process for your Highnam property. Normal Highnam conveyancing practice includes an undertaking on the part of the seller's conveyancing practitioner that they will assist in resolving any requirements raised by HMLR so it may be a case of seeking to enforce that undertaking in some way.