We note that you have a search directory identifying law firms on the Santander conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Drakes Cross?
We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Drakes Cross.
I am looking to buy a property and require a conveyancing solicitor in Drakes Cross who is on the Yorkshire Building Society solicitor. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Yorkshire Building Society in certain locations such as Drakes Cross. We dont recommend any particular firm.
Have just purchased a repossessed house at auction in Drakes Cross. Conveyancing is needed. What happens now?
Given that you are now for in every practical sense signed on the dotted line you now have to choose a conveyancing practitioner quickly as you are faced with a tight a drop dead date to complete the property. Every auction property will ordinarily have a corresponding auction pack. This will include evidence of title and search results. Where you are dealing with leasehold premises the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You should give this to the lawyer instructed by you as soon as possible. Do make sure that you have funds in place to complete the transaction on the set completion date.
Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Drakes Cross. Do I receive the keys to the house on completion from my solicitor? If so, I will use a High Street conveyancing solicitor in Drakes Cross?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the vendor’s lawyers, and once they have received this, you will be able to pick up the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.
I have paid off my mortgage with Co-operative. I assume I don't need a Drakes Cross solicitor on the Co-operative panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
I am thinking of appointing a conveyancing solicitor in Drakes Cross for my home move. Is it possible to review a solicitor's complaints history with the legal regulator?
Anyone may find published Solicitor Regulator Association (SRA) determinations arising from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. To find information Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The regulator may monitor call for training reasons.
I work for a reputable estate agent office in Drakes Cross where we see a number of flat sales derailed due to leases having less than 80 years remaining. I have been given inconsistent advice from local Drakes Cross conveyancing firms. Please can you confirm whether the owner of a flat can commence the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I acquired a garden flat in Drakes Cross, conveyancing was carried out half a dozen years ago. 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? Corresponding flats in Drakes Cross with over 90 years remaining are worth £216,000. The ground rent is £50 invoiced annually. The lease comes to an end on 21st October 2095
You have 69 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.
We are hoping to buy a repression house in Drakes Cross and the mortgagee in possession demand completion inside a week. Can a conveyancing practitioner complete in this timeframe? Am I best advised to use a local Drakes Cross firm or an online company that advertises to complete quickly?
Attend your Drakes Cross shopping parade. Pop in to a couple of solicitor’s offices and request to talk to a conveyancing solicitor for an estimate. Explain your requirements and get a commitment on speed. Select the one that seems most efficient. Make sure to choose a conveyancing practitioner on the panel of property lawyers acceptable to your mortgage company.