I am five weeks into the sale of my ground floor flat in Rocester and the EA has just e-mailed to say that the buyers are switching conveyancer. I am told that this is due to the fact that the bank will only deal with solicitors on their conveyancing panel. Why would a major lender only engage with specific solicitors rather the firm that they want to select for their conveyancing in Rocester ?
Lenders have always had panels of law firms that can represent them, but in the last few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Banks point to the increase in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.
Our Rocester solicitor has spotted a discrepancy when comparing the information in the home valuation survey and what is in the title deeds. My solicitor says that he is duty bound to ensure that the lender is OK with this discrepancy and is content to go ahead. Is my lawyer’s course or action correct?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
My Conveyancer in Rocester has never been on on the Coventry Building Society Solicitor Panel. Is it possible for me to retain my family solicitor notwithstanding that they are excluded from the Coventry Building Society panel?
Your options are as follows:
- Carry on with your existing Rocester lawyers but Coventry Building Society will need to instruct a conveyancer on their panel. This will result in additional overall conveyancing fees as well as cause frustration.
- Find a new lawyer to act in the conveyancing, remembering to check they are Convince your lawyer to do everything within their powers to join the Coventry Building Society conveyancing panel
We are aiming to move home in November. Should my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you recommend a removal company in Rocester. Conveyancing lawyer was chosen before I stumbled across this page.
On the afternoon of completion you will need to collect the house keys from the selling agent however this should only happen once the previous owners lawyers confirm to the agent that they have the completion monies and the keys can be passed over. After that you can inform the removal company that you are ready to move in. As a matter of policy we do not suggest a specific removal company but can assist you in choosing a residential property solicitor in Rocester or a lawyer that specialises in conveyancing in Rocester.
We are purchasing a 4 bedroom semi-detached house in Rocester. We would like to carry out an extension to the side at the property.Will legal due diligence on the property involve checks to ascertain if these works are prohibited?
Your property lawyer will check the deeds as conveyancing in Rocester will sometimes reveal restrictions in the title documents which prevent certain works or need the consent of another owner. Many additions need local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
My fiancee and I are at the point of viewing flats in Rocester and I am about to put in an offer. Is it advisable to have my conveyancer on ‘stand by’? I will be getting a mortgage with Skipton.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are taking out a mortgage with Skipton, make sure you remember to check that your lawyer is on the Skipton conveyancing panel.
I own a leasehold house in Rocester. Conveyancing and Alliance & Leicester mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in Rocester who acted for me is not around. Do I pay?
First make enquiries of the Land Registry to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. You do not need to incur the fees of a Rocester conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I acquired a leasehold flat in Rocester, conveyancing formalities finalised 6 years ago. How much will my lease extension cost? Corresponding properties in Rocester with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease terminates on 21st October 2088
With 64 years left to run the likely cost is going to range between £15,200 and £17,600 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. 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 before seeking the advice of a professional.
At long last a mortgage agreement from a mortgage company for the remortgage of my 4 bedroom flat is due imminently. Can you suggest a cheap remortgage conveyancing lawyer in Rocester ?
This site is not designed to help in pursuit of the cheapest conveyancing solicitors in Rocester. Our aim is to provide value for money conveyancing but we do not aim to work with the cheapest lawyers. Avoid the trap of appointing companies offering low cost conveyancing in Rocester.At best, in going for cheap conveyancing, you will get what you pay for and at worst you will end up paying a lot in additional fee and still not receive the service you were looking for.