I am five weeks into the sale of my home in Shoeburyness and the estate agent has just telephoned to advise that the buyers are swapping law firm. The reason given is that the lender will only deal with solicitors on their conveyancing panel. On what basis would a big named lender only engage with specific solicitors rather the firm that they want to choose for their conveyancing in Shoeburyness ?
Mortgage companies have always had an approved set of law firms they are content to work with, but in recent years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Mortgage companies point to the increase in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise 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 impact on this.
Me and my wife are acquiring our first property. The conveyancer has messagedto check if we wish to order extra conveyancing searches. Frankly we in the dark as to what's needed for conveyancing in Shoeburyness
The number and type of Shoeburyness conveyancing searches depends entirely on the property, the location, the likelihood of any of these risks, your familiarity of the area and risks, your overall attitude to risk. What matters is that you adequately comprehend what information the searches could give you. You may then decide if you personally think you need that information. Should you be unclear, ask your solicitor to advise.
We note that you have a post code search directory listing firms on the Skipton conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in Shoeburyness?
We are a listing service only for law firms wishing to communicate if they are on the Skipton conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Shoeburyness.
We are buying a property and the conveyancer has referenced Chancel Repair for which the property may be obligated to pay as it falls into the area of such a church. He has mentioned insurance. Is this strictly appropriate for conveyancing in Shoeburyness
Unless a previous acquisition of the property took place after 12 October 2013 you could assume that solicitors delivering conveyancing in Shoeburyness to continue to suggest a chancel search and or chancel repair liability insurance.
My father has encouraged me to use his lawyers for conveyancing in Shoeburyness. Do I take his advice?
Much as we are happy to recommend a Shoeburyness conveyancing lawyer the ideal way to choose a conveyancing practitioner is to have recommendations from friends or relatives who have previously instructed the solicitor that you are are thinking of instructing.
Having checked my lease I have discovered that there are only Fifty years remaining on my flat in Shoeburyness. I now want to extend my lease but my landlord is missing. What are my options?
If you meet the appropriate requirements, 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 enable the lease to be lengthened by the Court. However, you will be required to demonstrate that you have made all reasonable attempts to locate the landlord. On the whole a specialist would be helpful to try and locate and to produce a report to be used as proof that the landlord is indeed missing. It is advisable to get professional help from a property lawyer both on proving the landlord’s absence and the vesting order request to the County Court overseeing Shoeburyness.
I acquired a garden flat in Shoeburyness, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Corresponding flats in Shoeburyness with a long lease are worth £192,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease terminates on 21st October 2079
With only 54 years remaining on your lease we estimate the premium for your lease extension to range between £32,300 and £37,400 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.