Is the fact that my conveyancer in Mayfield is not on my bank's conveyancing panel that there is a problem with the standard of her conveyancing?
That is most likely an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Mayfield conveyancing firm and enquire why they are no longer on the approved list for your bank.
We hope to to buy with Darlington Building Society. I called into a couple of local practices but cant to find a Mayfield conveyancing firm on the Darlington Building Society approved list. Can you help?
Please do take advantage of the search tool on this site. Please choose the mortgage company and type Mayfield or your preferred area and you will discover a number of lawyer based in Mayfield or nearest you.
This question may be naive but I am new to the home buying as FTB of a two bedroom flat in Mayfield. Do I collect the keys to the house on the completion date from my conveyancer? If this is the case, I will use a local conveyancing solicitor in Mayfield?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you will be able to receive the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.
My wife and I have arranged a further advance on our mortgage from Yorkshire BS as we want to conduct a loft conversion to our property in Mayfield. Are we obliged to select a bricks and mortar Mayfield solicitor on the Yorkshire BS conveyancing panel to deal with the legals?
Yorkshire BS don't usually appoint firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS conveyancing panel.
I recently had an offer accepted on a house in Mayfield. My financial adviser recommended their conveyancers. I paid an upfront payment of £200. Not long after, the property lawyer called me embarrassingly acknowledging that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Due to the advice of my in-laws I had a survey completed on a property in Mayfield prior to appointing conveyancers. I have been informed that there is a flying freehold element to the house. Our surveyor advised that some banks may refuse to grant a loan on this type of house.
It depends who your proposed lender is. Bank of Scotland has different instructions from Halifax. If you call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Mayfield. Conveyancing will be smoother if you use a solicitor in Mayfield especially if they are acquainted with such properties in Mayfield.
How simple is it to use your search tool to find a conveyancing lawyer in Mayfield on the panel for my lender?
Step one is to pick a bank such as Yorkshire Building Society, Coventry Building Society or Britannia then type in your location for instance Mayfield. Conveyancing firms in Mayfield and nationally will then be shown.
I am in need of some leasehold conveyancing in Mayfield. Before I get started I would like to find out the remaining lease term.
Assuming the lease is recorded at the land registry - and most are in Mayfield - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I bought a 1st floor flat in Mayfield, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Mayfield with over 90 years remaining are worth £186,000. The ground rent is £55 yearly. The lease expires on 21st October 2078
With 53 years left to run we estimate the price of your lease extension to range between £27,600 and £31,800 as well as costs.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of 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 clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.