My lawyer in Ross On Wye is not listed on the Barclays Direct Approved Panel. Can I still retain my family solicitor notwithstanding that they are excluded from the Barclays Direct panel?
Your options are as follows:
- Complete the purchase with your existing Ross On Wye solicitors but Barclays Direct will need to instruct a lawyer on their panel. This will result in additional overall conveyancing fees as well as cause frustration.
- Get an alternative solicitor to to deal with the conveyancing, not forgetting to check they are on the Barclays Direct panel
We previously instructed conveyancing lawyers with offices in Ross On Wye on the Coventry BS solicitor approved list. They are now charging me a further fee for the legal aspects of the Coventry BS mortgage. Is this an additional conveyancing fee specified by Coventry BS?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancer can charge a fee for this. This charge is not dictated by Coventry BS but by your Ross On Wye lawyer. Numerous firms on the Coventry BS panel will charge an ‘acting for lender’ fee and others do not.
Can I be sure that the Ross On Wye conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Ross On Wye getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer handling your transaction.
Last month we had a mortgage agreed in principle with Santander. Ross On Wye conveyancing practitioners are chosen. How long does it take for Santander to send the offer to the solicitor?
There is no definitive answer here. Have Santander done the survey? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
The deeds to our property are lost. The conveyancers who conducted the conveyancing in Ross On Wye 4 years ago no longer exist. What are my options?
These day there are duplicates made of almost everything, and your conveyancer should know exactly where to look for all the suitable documentation so you can buy or dispose of your house without any difficulty. If copies can’t be located, your conveyancer may be able to arrange cover in the form of insurance or indemnities against future claims on the property.
I'm purchasing my first flat in Ross On Wye benefiting from help to buy. The sellers would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not to tell my lawyer about the extras as it would adversely affect my mortgage with Clydesdale. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
As co-executor for the estate of my grandfather I am disposing of a residence in Swansea but I am based in Ross On Wye. My solicitor (based 250 miles from meneeds me to sign a stat dec ahead of completion. Could you suggest a conveyancing lawyer in Ross On Wye to witness this legal document for me?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are Ross On Wye based
There are only Fifty years unexpired on my lease in Ross On Wye. I now wish to extend my lease but my landlord is missing. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to prove that you or your lawyers have made all reasonable attempts to find the freeholder. In some cases an enquiry agent may be useful to carry out a search and prepare a report which can be used as evidence that the landlord can not be located. It is advisable to get professional help from a property lawyer both on devolving into the landlord’s absence and the application to the County Court covering Ross On Wye.
I bought a 2 bed flat in Ross On Wye, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Equivalent flats in Ross On Wye with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease terminates on 21st October 2077
With just 55 years unexpired the likely cost is going to span between £31,400 and £36,200 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.