I am 3 weeks into the sale of my flat in Howden and the EA has just e-mailed to say that the purchasers are appointing a new law firm. I am told that this is due to the fact that the bank will only work with property lawyers on their conveyancing panel. On what basis would a major mortgage company only deal with specific solicitors rather the firm that they want to choose for their conveyancing in Howden ?
Banks have always had an approved set of law firms they are content to work with, but in the past few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Lenders justify this action to a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any sway in the decision.
We just had an offer accepted to buy with Earl Shilton BS. We have called around locally but am unable to find a Howden conveyancing firm on the Earl Shilton BS panel. Can you assist?
You should make use of the search tool on this web page. Please choose the mortgage company and type Howden or your location and you will be presented with a number of lawyer offices in Howden or by proximity to you.
five months have elapsed following my purchase conveyancing in Howden concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
My company is wishing to lease a unit on the high street. Can you recommend solicitors offering competitive charges for non-domestic conveyancing in Howden for below £2000?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Howden, including the disposal and acquisition of businesses as well as simply property. If you are hoping to purchase or sell a shop, pub, restaurant, office, retail unit or a complete business we will find you the right lawyer. Regarding the fees this will depend on the structure and nuances of the proposed transaction. Let us have your contact information or telephone us so that we may furnish you with a fixed commercial conveyancing calculation.
I own a leasehold house in Howden. Conveyancing and Accord Mortgages Ltd mortgage organised. A letter has just been received from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1996. The conveyancing solicitor in Howden who acted for me is not around. Any advice?
First contact the Land Registry to make sure that this person is in fact the registered owner of the freehold reversion. There is no need to instruct a Howden conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I invested in buying a leasehold flat in Howden, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Howden with over 90 years remaining are worth £195,000. The ground rent is £45 yearly. The lease finishes on 21st October 2088
You have 63 years unexpired the likely cost is going to be between £16,200 and £18,600 as well as professional fees.
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 without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.
I am not able to travel my Howden conveyancing lawyers office to sign documents for conveyancing in Howden – will this be an issue?
No. Howden conveyancing lawyers can handle conveyancing transactions for clients wider afield. You are unlikely to be required to be present a Howden conveyancers office. They can handle all communications via phone, post and email - whatever works for you.