I am not in a position to travel far from Lechlade. What is the rationale as to why all Lechlade conveyancing practitioners are not on all bank panels?
Lenders tend to restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. Typical examples of such criteria being that a practice must have two or more partners. In addition to restricting the type of firm, some have made a decision to restrict the size of their panel they use to represent them. You should note that mortgage companies have no liability for the accuracy of advice supplied by any Lechlade solicitor on their approved list. Mortgage fraud was the main trigger for the culling of conveyancing panels from 2008 even though there are contrary points of view about whether solicitors sat at the center of that fraud. Data published by HMLR indicates that thousands of conveyancing organisations only carry out less than three conveyances annually. Those advocating conveyancing panel consolidation question why conveyancing firms should have claim to be listed on a conveyancing panel when clearly conveyancing is not their speciality?
I had intended to instruct a property lawyer in Lechlade for our home move. Our broker has since notified us that our mortgage company Halifax won't deal with them. Surely this is unduly restrictive?
Banks ordinarily imposes restrictions either the type or the amount of conveyancing firms on their panel. A common example of such criteria being that a firm must not be a sole practitioner. As well as restricting the type of firm, some have reduced the amount of firms they use to represent them. Be aware that Halifax have no responsibility for the quality of advice provided by any member of Halifax Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of solicitor panels since 2008 even though there remains differing opinions regarding the extent of solicitor engagement in some of that fraud. Figures from the Land Registry indicate that plenty of law firms, including some in or near Lechlade only carry out a couple conveyances a year.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Lechlade?
Two types of professional can conduct conveyancing in Lechlade namely licenced conveyancers or solicitors. Both professionals administer the legal services that you need to complete the disposal or purchase of property. They are both required to perform Lechlade conveyancing to the same quality and guidelines so you may be sure that your conveyancing will be properly administered and that the necessary procedures will be correctly attended to.
I am the only beneficiary of my late mum's estate and I have everything in my name now, including the my former home in Lechlade. The Lechlade property was put into my name in October. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership will be considered the same way as if I'd bought the house in October. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. Most banks would take a sensible view as this requirement chiefly exists to identify the purchase and immediately sell or the quick reselling of property.
Is it correct that all Lechlade CQS (Conveyancing Quality Scheme) solicitors are on the Skipton conveyancing list of approved solicitors?
Some major lenders now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.
Is it possible to transfer to a new solicitor as I need to appoint one who is on the HSBC Bank conveyancing list. I was using a local conveyancing solicitor in Lechlade five minutes from me but the firm is not approved by HSBC Bank
We will our best to assist in finding you a conveyancing solicitor in Lechlade on the HSBC Bank panel. Please note that the property lawyers that we work with do not pay us fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Lechlade. Using search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Lechlade.
Can you provide any top tips for leasehold conveyancing in Lechlade with the aim of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in Lechlade can be avoided where you get in touch lawyers as soon as you market your property and request that they start to put together the leasehold information needed by the purchasers’ conveyancers. In the event that you altered the property did you need the Landlord’s permission? Have you, for example installed wooden flooring? Lechlade leases often stipulate that internal structural changes or addition of wooden flooring necessitate a licence issued by the Landlord approving such changes. Should you fail to have the approvals to hand do not contact the landlord without contacting your solicitor in advance. Some Lechlade leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. You believe that you know the number of years remaining on your lease but you should verify this by asking your conveyancers. A purchaser's conveyancer will not be happy to advise their client to to exchange contracts if the lease term is less than 80 years. In the circumstances it is essential at an as soon as possible that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale.
I own a ground floor flat in Lechlade, conveyancing was carried out 5 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Lechlade with over 90 years remaining are worth £190,000. The ground rent is £65 invoiced every year. The lease comes to an end on 21st October 2086
With just 61 years unexpired we estimate the price of your lease extension to range between £19,000 and £22,000 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns 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 before getting professional advice.
A conveyancing company dealt with my conveyancing in Lechlade four years ago having archived my title documents but has now closed – What can I do to retreive these?
Title deeds, as such, no longer exist as the majority of properties in Lechlade are recorded digitally at Land Registry. Where you need to establish ownership or are selling or re-mortgaging your conveyancing practitioner should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.