I am 4 weeks into the sale of my house in Little Hulton and the EA has just e-mailed to warn that the buyers are switching law firm. The reason given is that the bank will only deal with solicitors on their conveyancing panel. On what basis would a big named lender only work with specific lawyers rather the firm that they want to appoint to handle their conveyancing in Little Hulton ?
UK lenders have always had an approved set of law firms they are willing to work with, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Banks point to the increase in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that 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 impact on this.
Is there a search tool that I can use to discover of the solicitor conducting my conveyancing in Little Hulton is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Lloyds TSB Bank thus paying £187.00 plus VAT in another set of conveyancing fees.
Please do make use of the find a lender approved solicitor tool on this web page. Please choose the mortgage company and type ‘Little Hulton’ or your preferred area and you will see numerous conveyancers offices in Little Hulton or nearest you.
Please help - my lawyer advises that lack of right of way insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Little Hulton?
The appropriate level of lack of right of way indemnity insurance depends on who your lender is. It would differ for example between Lloyds TSB Bank and Chelsea Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.
We had chosen solicitors based in Little Hulton on the Coventry BS solicitor approved list. They are now charging me a supplemental charge for handling the Coventry BS mortgage. Is this a supplemental conveyancing fee specified by Coventry BS?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your conveyancing practitioner is entitled to levy a fee for this. This fee is not set by Coventry BS but by your Little Hulton lawyer. Plenty of firms on the Coventry BS panel will levy an ‘acting for lender’ fee but some firms incorporate it on their overall fee.
I was told four weeks ago that my mortgage has been agreed to by Lloyds. Is it usual for Lloyds to only issue the offer once my solicitor in Little Hulton is approved on their conveyancing panel? Lloyds have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.
The deeds to our house can not be found. The conveyancers who dealt with the conveyancing in Little Hulton 10 years ago are no longer around. What are my options?
You no longer need to have the physical deeds to evidence that you are the registered proprietor of land or premises, as the Land Registry hold details of all registered land or property electronically.
My husband and I are FTB’s - agreed a price, yet the property agent informed us that the owners will only move forward if we appoint their preferred conveyancers as they want a ‘quick sale’. We would rather use a high street conveyancer who is accustomed to conveyancing in Little Hulton
We suspect that the owner is not behind this demand. Should the vendor desire ‘a quick sale', taking such a hostile approach to a serious buyer is not the way to achieve this. Bypass the agents and go straight to the sellers and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you will continue to instruct your own,trusted Little Hulton conveyancing lawyers - not the ones that will provide their estate agent a referral fee or meet his conveyancing thresholds set by senior management.
Estate agents have just been given the go-ahead to market my garden apartment in Little Hulton. Conveyancing is yet to be initiated, but I have just received a quarterly service charge demand – Do I pay up?
The sensible thing to do is clear the invoice as you normally would because all rents and service invoices will be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I am the registered owner of a leasehold flat in Little Hulton, conveyancing having been completed in 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Little Hulton with an extended lease are worth £206,000. The ground rent is £45 levied per year. The lease ceases on 21st October 2091
With 66 years remaining on your lease we estimate the price of your lease extension to be between £12,400 and £14,200 plus costs.
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 comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.