We wanted to use a conveyancing solicitor in Chopwell for our house purchase. Our broker informed us that our mortgage lenders Platform Home Loans Ltd won't deal with them. Surely this is unduly restrictive?
Lenders in the main restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. A common example of such criteria being that a firm must have two or more partners. As well as restricting the type of firm, some have reduced the number of firms they use to act for them. You should note that Platform Home Loans Ltd have no responsibility for the quality of advice provided by any member of Platform Home Loans Ltd Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels since 2008 even though there are differing views regarding the level of solicitor engagement in some of that fraud. Figures from the Land Registry indicate that hundreds of law firms, including some in or near Chopwell only carry out very few conveyances a year.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Chopwell?
There are two types of lawyers who can do conveyancing in Chopwell namely CLC regulated conveyancers or solicitors. Both professionals provide conveyancing services that you need to complete the disposal or acquisition of property. Both are required to execute Chopwell conveyancing to the same quality and guidelines so you may be safe in the knowledge that your conveyancing will be properly carried out and that the requisite procedures should be accurately adhered to.
Forgive me if this question is silly but I am unseasoned as FTB of a ground floor flat in Chopwell. Do I pick up the keys to the house on completion from my conveyancer? If so, I will find a High Street conveyancing solicitor in Chopwell?
On the day of completion you will not be required to go to the conveyancers office in Chopwell. Conveyancing lawyers for you will electronically transfer the completion advance to the vendor’s solicitors, and shortly after the monies have arrived, you will be invited to collect the keys from the selling Agents and start moving into the property. Usually this happens between 1 and 3pm.
I am selling my flat. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Virgin Money are being pedantic. The Chopwell solicitor who is on the Virgin Money conveyancing panel is recommending indemnity insurance as a solution but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Are there any apps to help search for a Chopwell law firm on the Bank of Scotland conveyancing panel? I have wheels and am willing to travel upto 20kilometers to meet the lawyer.
Feel free to make use of the tool on this website. Please select a lender and your location and you will see a number of Chopwell conveyancing lawyers locally. We have listed some Chopwell conveyancing firms towards the end of this page and you can contact them to see if they are on the Bank of Scotland panel
Estate agents have just been given the go-ahead to market my garden apartment in Chopwell. Conveyancing lawyers have not yet been instructed, but I have recently had a half-yearly maintenance charge demand – should I leave it to the buyer to sort out?
It best that you pay the maintenance contribution as you normally would as all ground rent and maintenance charges will be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I am the registered owner of a 1 bedroom flat in Chopwell, conveyancing formalities finalised July 2011. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Chopwell with over 90 years remaining are worth £211,000. The ground rent is £45 levied per year. The lease expires on 21st October 2092
With 67 years remaining on your lease we estimate the price of your lease extension to range between £10,500 and £12,000 as well as legals.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.
Please can you refer me to a property lawyer for purchasing a house? Ideally someone in Chopwell, who will contact me via email - not someone who insists on slow mail or fax.
LenderPanel.com is limited to being a directory service for conveyancers who wish to be listed as being on the approved conveyancing panel for Yorkshire BS in certain areas for instance Chopwell . We dont recommend any particular solicitor.