We are buying our first house. Our conveyancer has contact usto enquire if we would like to take out additional conveyancing searches. We are really unsure what's necessary for conveyancing in Swindon
The number and type of Swindon conveyancing searches should be triggered based primarily on the property, the location, the likelihood of any of these risks, your knowledge of the region and risks, your overall attitude to risk. What matters is that you adequately understand what information the searches could provide. You may then make a decision if you personally think you need that information. Where you are in doubt, ask the lawyer to explain.
At what point does exchange of contracts happen for purchase conveyancing in Swindon and do I need to attend the conveyancers office?
Where you are near to our conveyancing solicitors in Swindon you are invited in to sign contracts. However, the lender approved solicitors we work with provide a national conveyancing service and give as equally diligent and professional a job for you when communicating with you digitally. The executing of the purchase agreement is not the point of no return. Signing on the dotted line is just a prerequisite for the solicitor to address the formalities at the appropriate time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Swindon)to be in the office at the appropriate time.
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Swindon. My lender is Accord Mortgages
Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 25/4/2024, the requirements read as follows :
Is it correct that all Swindon CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing panel?
A selection of lenders now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
When it comes to lenders such as Santander, do Swindon conveyancers have to pay a fee to be on the list of approved solicitors?
We are not aware of any mortgage company fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
I have paid off my mortgage with Bank of Ireland. I assume I don't need a Swindon solicitor on the Bank of Ireland panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
I used Arc property Solicitors several years ago for my conveyancing in Swindon. I now require my papers but the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Swindon of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have recently realised that I have Seventy years unexpired on my flat in Swindon. I am keen to extend my lease but my landlord is can not be found. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to prove that you have used your best endeavours to find the landlord. For most situations an enquiry agent should be helpful to carry out a search and to produce a report to be accepted by the court as evidence that the landlord is indeed missing. It is advisable to get professional help from a property lawyer both on investigating the landlord’s absence and the vesting order request to the County Court overseeing Swindon.
I bought a 1 bedroom flat in Swindon, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Swindon with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 per annum. The lease ceases on 21st October 2090
With just 66 years left to run we estimate the price of your lease extension to span between £12,400 and £14,200 as well as professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.