At what point can the exchange of contracts happen for domestic conveyancing in Northfield and am I required to attend the solicitors office?

Where you are round the corner to our conveyancing solicitors in Northfield you are invited in to sign the paperwork. That being said, the firms we work with provide countrywide coverage for conveyancing and provide as equally comprehensive and professional a job for you when dealing with you electronically. The executing of the contract is not when everything is set in stone. Signing on the dotted line simply enables the firm to exchange contracts at the suitable time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Northfield)to be in the office available at the end of the phone to exchange contracts.

Does a directory service exist listing Leeds Building Society panel conveyancers in Northfield on the UK Finance Lenders’ Handbook Website?

No. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few mortgage companies make their panel listings open the public on the web. If you are seeking to appoint a Northfield conveyancing practitioner on the Leeds Building Society please use our facility.

We expect to receive a DIP from Co-operative this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Northfield solicitors on the Co-operative conveyancing panel, or is it better to go independently?

You will need to appoint Northfield solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.

My sealed bid on a property in Northfield has been accepted, but there is a chain. The owners have put an offer on a property, but it’s not yet agreed to, and have viewings of other apartments booked. I have chosen a bricks and mortar conveyancing solicitor in Northfield. What do I do now? When do I get the mortgage application with Barclays started?

It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of one thousand pounds, then valuation, Northfield conveyancing search costs, etc). The first course of action is to check that your conveyancer is on the Barclays approved list. Regarding the subsequent stages this very much dictated by the circumstances of your case, motivation for the property and on the state of the market. In a hot market some buyers would apply for a home loan with Barclays and pay for the valuation and only if it comes back ok would they request their lawyer to press on with the conveyancing in Northfield.

My wife and I have a terraced Victorian property in Northfield. Conveyancing solicitor represented me and Coventry Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold under the exact same address. I thought I was buying a freehold how can I check?

You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Northfield and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with the conveyancing practitioner who completed the work.

I am one month into a residential purchase having been recommend to solicitors by the estate agent to carry out the conveyancing in Northfield. I am am starting to be frustrated with the quality of service. Could you help me find new conveyancers?

A conveyancer would have to be very poor in order to consider replacing them. Has the mortgage been issued? In the event that it has you will need to make them aware of the new lawyer and ensure the loan are issued to the new lawyers. Your conveyancer should be on the lenders panel to avoid added expenses and complications. So that should be your starting point. Our search tool should assist you in finding a lender approved conveyancer for your home move in Northfield

I have recently realised that I have 68 years remaining on my lease in Northfield. I now wish to extend my lease but my freeholder is absent. What should I do?

If you meet the appropriate requirements, 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 enable the lease to be lengthened by the Court. You will be obliged to demonstrate that you have made all reasonable attempts to track down the landlord. In some cases a specialist should be useful to carry out a search and to produce an expert document to be used as evidence that the freeholder can not be located. It is advisable to get professional help from a conveyancer both on proving the landlord’s absence and the application to the County Court covering Northfield.

I inherited a studio flat in Northfield, conveyancing formalities finalised in 1998. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Northfield with over 90 years remaining are worth £206,000. The ground rent is £45 invoiced every year. The lease comes to an end on 21st October 2091

With only 66 years remaining on your lease we estimate the premium for your lease extension to range between £11,400 and £13,200 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.