I can't travel far from Miskin. I would like to know the reason why all Miskin property lawyers are not on all mortgage company panels?
Pre- 2008 most banks demonstrated an attitude to risk which differs from the current day. The FSA in 2010 conducted a thematic review into mortgage fraud which in summary warned lenders: know the solicitors on your panel. Accordingly, lenders have subsequently looked to extract more data from law firms about their operations and the staff who work for them and set certain criteria such as completing a minimum volume of transactions. Many law practices have been excluded from lender panels even though they had 100% healthy disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms found it impossible satisfy the criteria of volume of transactions the lenders required.
What is the difference between a licensed conveyancer and conveyancing solicitor in Miskin
There are two types of lawyers who can execute conveyancing in Miskin namely licenced conveyancers or solicitors. Both professionals handle conveyancing services that required to complete the sale or acquisition of property. They are both duty bound to execute Miskin conveyancing on similar standards and guidelines so you may be safe in the knowledge that your conveyancing will be professionally conducted and that all necessary procedures should be suitably adhered to.
We have agreed to purchase a house in Miskin. An unusual aspect is that the roof has a solar panel. RBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with RBS your lawyer must comply with the conveyancing requirements outlined in Part two of UK Finance Lenders’ Handbook for RBS. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and property lawyers are required to report to RBS where a lease does not meet these specifications. The specifications relate to the installation of panels on properties countrywide and is not isolated to Miskin.
I have instructed a Miskin conveyancer having made sure that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Miskin surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
What does a local search inform me about the house I am purchasing in Miskin?
Miskin conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company for example Searchflow The local search is essential in every Miskin conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your new home. The search should provide data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
Due to the advice of my in-laws I had a survey completed on a house in Miskin prior to instructing solicitors. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some lenders tend refuse to issue a mortgage on such a property.
It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. If you call us we can look into this further with 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 Miskin. Conveyancing will be smoother if you use a solicitor in Miskin especially if they are familiar with such properties in Miskin.
I am in need of some leasehold conveyancing in Miskin. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.
If the lease is recorded at the land registry - and most are in Miskin - then the leasehold title will always include the short particulars 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 own a basement flat in Miskin, conveyancing was carried out 10 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? Comparable properties in Miskin with over 90 years remaining are worth £207,000. The average or mid-range amount of ground rent is £60 charged once a year. The lease finishes on 21st October 2082
You have 57 years remaining on your lease we estimate the premium for your lease extension to span between £28,500 and £33,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.
I note that you have a post code search directory listing law firms on the bank conveyancing panel. Do Miskin conveyancing firms pay you a commission if I retain them for my house purchase?
We are a listing service only for law firms wishing to communicate if they are on the bank conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Miskin.