We are purchasing a house and need a conveyancing solicitor in Lavenham who is on the Barclays approved panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Barclays . We don't recommend any particular firms conducting conveyancing in Lavenham.
I am expecting a AIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Lavenham solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Lavenham solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
Completion of my remortgage has taken place for my property in Lavenham. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge 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. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Barclays have agreed my home loan in principle, my offer on a flat in Lavenham has been accepted, what are the next steps?
Your estate agent will wish to know who your solicitors are (make sure the solicitors are on the lender’s approved list). Contact Barclays or your broker and complete any relevant paperwork. Barclays will appoint a valuer who will get in touch with the estate agent or vendor to arrange an appointment. Once carried out (assuming no problems) it takes about a fortnight to get a mortgage offer. Barclays will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Lavenham.
What does a local search reveal regarding the house my wife and I purchasing in Lavenham?
Lavenham conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for example Onsearch The local search plays a central part in many a Lavenham conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your property. The search will reveal data on, amongst other things, details on planning applications relevant to the property (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 headings.
I was pointed in your direction by a couple of local property agents in Lavenham to choose a solicitor on your site. Is there a financial upside for Estate Agents to offer your lawyers rather than a competitor’s?
We don’t give any referral fee for sending work in our direction. We thought it would be too underhand to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
Back In 2008, I bought a leasehold flat in Lavenham. Conveyancing and Britannia mortgage are in place. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1993. The conveyancing practitioner in Lavenham who previously acted has now retired. Any advice?
The first thing you should do is contact HMLR to be sure that this person is indeed the new freeholder. It is not necessary to incur the fees of a Lavenham conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Lavenham Leasehold Conveyancing - A selection of Queries Prior to Purchasing
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Where a Lavenham lease has no more than 80 years it will have adverse implications on the salability of the property. Check with your lender that they are content with remaining years on the lease. A short lease means that you will almost definitely require a lease extension at some point and it is worth finding out what this will be. For most Lavenhamlease extensions you will be be obliged to have owned the property for a couple of years in order to be eligible to extend the lease. Are there any major works on the horizon that will likely increase the maintenance fees? This question is useful as a) areas can cause problems in the building as the common areas may begin to deteriorate if maintenance are not paid for b) if the leaseholders have an issue with the running of the building you will want to know about it
My dad completed his conveyancing in Lavenham Six years ago. He has got married, divorced and is now remarried. He will be selling the property this May. I believe he will simply be requested to supply copies of the marriage certificates to the lawyer but he is anxious it could delay the home sale. Is it worth updating the land title documents for the house?
It is not absolutely necessary to update the register on the basis that you have the proof required to demonstrate how the change of name occurred.
Any purchaser’s lawyer will check the title entries and requisition evidence to prove the name change for instance marriage documentation.