We note that you have a post code search directory listing law firms on the Clydesdale conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Ranmoor?
We are a listing service only for law firms wishing to communicate if they are on the Clydesdale conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Ranmoor.
We previously instructed solicitors based in Ranmoor on the UBS solicitor panel. They are now charging me a supplemental sum for dealing with the UBS mortgage. Is this an additional conveyancing fee specified by UBS?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your solicitor can charge a fee for this. This fee is not dictated by UBS but by your Ranmoor property lawyer. Some firms on the UBS panel will quote ’dealing with mortgage’ fee and others do not.
I am currently in the process of buying my council flat in Ranmoor. I have a mortgage offer with Santander. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
Completion of my remortgage has taken place for my property in Ranmoor. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
How does conveyancing in Ranmoor differ for new build properties?
Most buyers of new build premises in Ranmoor come to us having been asked by the builder to sign contracts and commit to the purchase even before the residence is constructed. This is because developers in Ranmoor tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Ranmoor or who has acted in the same development.
Should I go with a Ranmoor conveyancing practitioner who is local to the property I am purchasing? An old friend can carry out the legal work however his firm is located a couple of hundredmiles drive away.
The primary upside of using a high street Ranmoor conveyancing firm is that you can pop in to execute paperwork, hand in your ID and apply pressure on them if necessary. They will also have local insight which is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and the majority were happy that should outweigh using an unfamiliar Ranmoor conveyancing lawyer solely due to them being Ranmoor based.
Back In 2008, I bought a leasehold flat in Ranmoor. Conveyancing and The Mortgage Works mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Ranmoor who previously acted has long since retired. Any advice?
The first thing you should do is make enquiries of the Land Registry to make sure that the individual purporting to own the freehold is indeed the new freeholder. It is not necessary to incur the fees of a Ranmoor conveyancing practitioner to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I purchased a 1st floor flat in Ranmoor, conveyancing formalities finalised 4 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Ranmoor with a long lease are worth £175,000. The ground rent is £65 charged once a year. The lease terminates on 21st October 2084
With 58 years remaining on your lease the likely cost is going to be between £23,800 and £27,400 as well as professional fees.
The figure above a general guide to costs for renewing 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 may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the bank conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.