My husband and I are intending to acquire a 3 bedroom apartment in Hoddesdon with a mortgage. We have a Hoddesdon conveyancer, but the lender says she’s not on their "panel". It appears that we have no option but to use one of the mortgage company panel firms or retain our Hoddesdon conveyancer as well as pay for one of their panel lawyers to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms 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 Hoddesdon conveyancing solicitor to apply to be on the conveyancing panel.
Are the BSA intent on creating a online directory to to identify solicitors on the Darlington Building Society conveyancing panel for instance in Hoddesdon?
We have not been informed any plans on the part of the BSA to promote such a search facility.
What can a local search tell me concerning the property my wife and I buying in Hoddesdon?
Hoddesdon conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company for example Xpress Legal The local search is essential in every Hoddesdon conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search will provide information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
What tools are available to search for a Hoddesdon solicitor on the TSB conveyancing panel? I drive a motor bike and am willing to travel upto 25kilometers to meet the lawyer.
Feel free to make use of the facility on this website. Please choose the mortgage company and your location and you will see a number of Hoddesdon conveyancing lawyers located nearest you. We have listed some Hoddesdon conveyancing firms towards the end of this page and you can ring them to see if they are on the TSB approved list
I am in need of some leasehold conveyancing in Hoddesdon. Before I set the wheels in motion I want to be sure as to the unexpired term of the lease.
If the lease is recorded at the land registry - and 99.9% are in Hoddesdon - then the leasehold title will always include the short particulars 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 own a split level flat in Hoddesdon, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Hoddesdon with a long lease are worth £196,000. The ground rent is £45 yearly. The lease expires on 21st October 2089
You have 64 years unexpired we estimate the premium for your lease extension to range between £15,200 and £17,600 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 extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously want to 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.
My partner and I are acquiring a ground floor flat in Hoddesdon. When we first instructed conveyancer, they assured us that they were on all major UK lender panels. The financial adviser contacted us yesterday to say that they don't appear to be on the Skipton approved list. If it turns out to be true, what should we do? Should we just find a different conveyancing practitioner that is on their panel or do we cover the costs for separate representation, with Skipton selecting their own preferred conveyancing practitioner.
If you are buying a property needing a mortgage it is standard for the purchaser’s solicitors to also act for the mortgage company. In order to act for a bank or building society a solicitor has to be on that lender's list of approved lawyers. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the lawyer has to fulfill. Some mortgage companies now insist their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact Skipton to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Skipton's conveyancing panel as you are at liberty to use your preferred Hoddesdon lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.