I am in the process of selling my flat in Tring and the EA has just text me to warn that the purchasers are appointing a new conveyancer. The reason given is that the mortgage company will only work with property lawyers on their conveyancing panel. Why would a major mortgage company only engage with certain law firms rather the firm that they want to appoint for their conveyancing in Tring ?
Lenders have always had an approved set of law firms they are content to work with, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Lending institutions point to the increase in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms 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. Your buyers are not going to have any sway in the decision.
We are purchasing a house and require a conveyancing solicitor in Tring who is on the Skipton solicitor panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Skipton . We don't recommend any particular firms conducting conveyancing in Tring.
About to purchase a new build apartment in Tring. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Tring
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
I need to appoint a conveyancing solicitor for purchase conveyancing in Tring. I've land on a web site which looks to be the perfect answer If it is possible to get all formalities done via phone that would be ideal. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
What are your top tips when it comes to finding a Tring conveyancing firm to deal with our lease extension?
When appointing a property lawyer for your lease extension (regardless if they are a Tring conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with two or three firms including non Tring conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be helpful:
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If the firm is not ALEP accredited then why not?
Tring Conveyancing for Leasehold Flats - A selection of Questions you should ask before buying
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The majority of Tring leasehold properties will have a service bill for the upkeep of the building levied by the management company. Where you acquire the flat you will have to pay this charge, usually quarterly throughout the year. This may vary from two or three hundred pounds to thousands of pounds for buildings with lifts and large communal areas. There will also be a ground rent for you to pay yearly, this is usually not a exorbitant sum, say approximately £50-£100 but you should to enquire it because occasionally it could be surprisingly expensive. Is anyone aware of any major works on the horizon that could increase the service fees? How many of the leaseholders are in arrears for their service charge payments?
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the bank conveyancing panel. My lawyer has said that they are on the lender approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.