I am obtaining a mortgage with Santander. I intend to use a Licensed Conveyancer in Market Rasen. Does the Santander Conveyancing panel allow for conveyancers regulated by the CLC?
The Santander conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
When will exchange of contracts take place for residential conveyancing in Market Rasen and am I required to attend the solicitors branch?
If you are round the corner to one of the conveyancing solicitors in Market Rasen you are welcome to come in to sign the paperwork. That being said, the law practices we work with provide countrywide coverage for conveyancing and provide just as diligent and professional a job for you when dealing with you digitally. The executing of the sale agreement is not when everything is set in stone. A signed contract is just a prerequisite for the conveyancer to officially exchange at the appropriate time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Market Rasen)to be in the office available at the end of the phone to exchange contracts.
Please explain the implications if my solicitor is removed from the Kent Reliance Solicitor panel ahead of completing my conveyancing in Market Rasen?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Despite weeks of looking the Title Certificate and documents to my property are lost. The conveyancers who conducted the conveyancing in Market Rasen 10 years ago no longer exist. What do I do?
As long as you have a registered title the information relating to your ownership will be documented by the Land Registry under a Title Number. It is easy to carry out a search at the Land Registry, identify your property and get up to date copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will in most cases hold a file copy of the Registered Lease and again, a copy can be ordered for twenty pounds.
As co-executor for the estate of my aunt I am selling a house in Cardiff but I am based in Market Rasen. My solicitor (who is 235 kilometers awayrequires that I execute a stat dec prior to completion. Could you suggest a conveyancing solicitor in Market Rasen who can attest and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are located in Market Rasen
What are your top tips when it comes to choosing a Market Rasen conveyancing firm to carry out our lease extension conveyancing?
When appointing a solicitor for lease extension works (regardless if they are a Market Rasen conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with two or three firms including non Market Rasen conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be useful:
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How experienced is the firm with lease extension legislation? Can they put you in touch with clients in Market Rasen who can give a testimonial?
I bought a ground floor flat in Market Rasen, conveyancing was carried out in 2004. Can you work out an approximate cost of a lease extension? Corresponding flats in Market Rasen with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ends on 21st October 2087
You have 62 years unexpired we estimate the premium for your lease extension to span between £17,100 and £19,800 plus legals.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should 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. Please do not take any other action based on this information without first seeking the advice of a professional.