Is the fact that my conveyancer in Middleton is not on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
That is more than likely an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer 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 Middleton conveyancing practice and enquire why they are no longer on the approved list for your lender.
My fiance and I are hoping to buy a newbuild apartment in Middleton with a loan from Britannia.We like our Middleton conveyancing lawyer but Britannia says he's not listed on their approved list of member firms. It seems we are left with little choice but to instruct a Britannia panel firm or retain our local solicitor and pay for a Britannia panel lawyer to represent them. We feel as though this is unjust; Can we not simply insist that Britannia use our lawyer?
No, not really. The loan offered to you is subject to its various provisions, one of which will be that conveyancers will be on the Britannia approved list. in the past, most mortgage companies had large numbers of solicitors 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. A further alternative is for your lawyer to apply to be on the conveyancing panel for Britannia
Me and my brother own a renovated Victorian house in Middleton. Conveyancing lawyer acted for me and Clydesdale. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Middleton and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with your conveyancing practitioner who conducted the work.
How do I search for a Middleton solicitor on the Lloyds TSB Bank conveyancing panel? I am a keen cyclist and am happy to travel upto 10miles to meet the lawyer.
You can use the search on this website. Please pick a lender and your location and you will see a number of Middleton conveyancing lawyers based on proximity. We have listed some Middleton conveyancing firms towards the end of this page and you can contact them to check if they are on the Lloyds TSB Bank member panel
What advice can you give us when it comes to finding a Middleton conveyancing practice to carry out our lease extension conveyancing?
When appointing a conveyancer for lease extension works (regardless if they are a Middleton conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We advise that you make enquires with several firms including non Middleton conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:
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How many lease extensions have they completed in Middleton in the last 12 months? How experienced is the practice with lease extension legislation?
I acquired a split level flat in Middleton, conveyancing formalities finalised 7 years ago. How much will my lease extension cost? Similar flats in Middleton with over 90 years remaining are worth £211,000. The ground rent is £50 levied per year. The lease terminates on 21st October 2092
With only 68 years left to run the likely cost is going to range between £9,500 and £11,000 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.
What can I do to find out who owns a house in Middleton?
As long as the property is recorded at HM Land Registry, and you have enough information of the address of the premises, you should be able to see results from the the Land Registry of the registered proprietor for a a minimal charge.