We are buying a 2 bedroom flat in Mansfield with a mortgage. We like our Mansfield conveyancer, however the lender advise he's not on their "panel". It appears that we have little option but to instruct one of the mortgage company panel firms or retain our Mansfield lawyer and pay for one of their panel firms to act for them. This seems very unfair; is there anything we can do?
No, not really. Your mortgage offer 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 Mansfield conveyancing solicitor to apply to be on the conveyancing panel.
My partner and I are approaching an exchange on a flat in Mansfield and my parents have transferred the 10% deposit to my conveyancing practitioner. I am now advised that as the deposit has been sent from someone other than me my solicitor needs to disclose this to my bank. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I informed the bank about my parents' contribution when I applied for the mortgage, so is it really necessary for this now to be an issue?
Your conveyancer is obliged to check with mortgage company to make sure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only report this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
My lender has recommended a law firm on their panel based in Mansfield but I would rather instruct a conveyancing lawyer in Mansfield or nearer to where I live. Can you assist?
Far from all Mansfield conveyancing solicitors are on all banks conveyancing panel. Use our find an approved solicitor tool to locate a Mansfield conveyancing solicitor on the on the lender panel.
is it true that all Mansfield conveyancing solicitors on the Barclays conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Barclays conveyancing panel they would need to be overseen by the SRA. Many banks do permit licenced conveyancers on their panel in which case such firms would be governed by the Council of Licensed Conveyancers.
I am purchasing a property in Mansfield. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Kent Reliance be concerned?
As you are obtaining a mortgage with Kent Reliance your lawyer must comply with the conveyancing requirements contained in Part 2 of UK Finance Lenders’ Handbook for Kent Reliance. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and solicitors are required to report to Kent Reliance where a lease does not satisfy these requirements. The provisions relate to the installation of panels on properties nationwide and is not restricted to Mansfield.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Mansfield solicitor on the Coventry BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
As co-executor for the estate of my grandfather I am disposing of a residence in Monmouth but reside in Mansfield. My solicitor (approximately 300 kilometers from merequires that I sign a statutory declaration before completion. Can you recommend a conveyancing solicitor in Mansfield to attest this legal document for me?
Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are located in Mansfield
I have recently realised that I have Fifty years remaining on my lease in Mansfield. I am keen to extend my lease but my landlord is missing. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to locate the landlord. In some cases an enquiry agent should be helpful to carry out a search and prepare an expert document to be accepted by the court as evidence that the landlord can not be located. It is advisable to get professional help from a property lawyer both on proving the landlord’s disappearance and the application to the County Court covering Mansfield.
I invested in buying a basement flat in Mansfield, conveyancing having been completed December 2010. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Mansfield with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 yearly. The lease ends on 21st October 2090
With only 65 years unexpired the likely cost is going to be between £13,300 and £15,400 as well as costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.