Are the Tickton conveyancing solicitors identified as being on the RBS conveyancing panel, together with their details provided by RBS?
Tickton conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.
Please explain the implications if my solicitor is expelled from the Nationwide Solicitor panel ahead of completing my conveyancing in Tickton?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I happen to be the single beneficiary of my late grandmother’s estate with all property in now in my sole name, including the my former home in Tickton. Conveyancing formalities meant that the Land Registry date was in February. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship could be treated the same way as if I'd bought the house in February. Will no one buy the property for half a year?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. Some banks would take a practical view as this obligation is chiefly there to identify subsales or the quick reselling of property.
My husband and I are in the throws of looking at houses in Tickton and I am about to put in an offer. Is it advisable to have a conveyancing practitioner on ‘stand by’? I intend to finance via a mortgage with Skipton.
It would be wise to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. As you are getting a mortgage with Skipton, ask your prospective lawyers if they are on the Skipton conveyancing panel otherwise they can't do the mortgage legal work.
Nationwide have agreed my mortgage in principle, my offer on a flat in Tickton has been agreed to, now what?
The estate agent will need to know who your solicitors are (be sure the solicitors are on the bank’s panel). Telephone Nationwide or your broker and finish off any appropriate forms. Nationwide will appoint a valuer who will get in contact with the estate agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes about a fortnight to get a mortgage offer. Nationwide will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Tickton.
In searching the world wide web for the words cheap conveyancing in Tickton it reveals numerous conveyancersin the area. With so much choice what is the best way to find the suitable conveyancer for the sale of my house?
The ideal method of finding a suitable conveyancer is through a trusted referral, so enquire of colleagues and relatives who have purchased a property in Tickton or the respected estate agent or financial adviser. Fees for conveyancing in Tickton differ, so it's a good idea to request a minimum of three quotes from varying types of companies. Be sure to secure confirmation what costs in the quote includes.
Helen (my wife) and I may need to let out our Tickton 1st floor flat temporarily due to a new job. We used a Tickton conveyancing firm in 2003 but they have closed and we did not think at the time seek any guidance as to whether the lease permits subletting. How do we find out?
The lease dictates relations between the landlord and you the flat owner; specifically, it will indicate if subletting is banned, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Tickton do not prevent subletting altogether – such a clause would adversely affect the market value the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly supplying a copy of the sublease.
I am the registered owner of a 2 bed flat in Tickton, conveyancing was carried out June 2008. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Tickton with a long lease are worth £186,000. The ground rent is £55 invoiced every year. The lease comes to an end on 21st October 2075
With 52 years unexpired we estimate the premium for your lease extension to be between £29,500 and £34,000 plus costs.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.
My step-son is about to join the property ladder, he had his mortgage in principle. After the seller agreed the offer on the apartment we contacted the mortgage institution to progress the mortgage application. We were shocked to learn that banks do not accept all property lawyer, they have to be on a list, is this legal?
Banks ordinarily restrict either the type or the number of conveyancing practices on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Tickton conveyancing practitioner on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.