I am getting a mortgage offer from Halifax. I would like to retain the legal services of a Licensed Conveyancer in Templecombe. Does the Halifax Solicitor panel allow for Licensed Conveyancers?
The Halifax approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Are the BSA planning on creating a online directory to to identify firms on the Coventry BS conveyancing panel for instance in Templecombe?
We have not been informed any intention on the part of the BSA to develop such a tool.
Can I be sure that the Templecombe conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Templecombe getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer conducting your conveyancing.
I have a mortgage with UBS for my property in Templecombe. Conveyancing was finalised 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?
Your original mortgage agreement with UBS will provide that you need their approval prior to letting out your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. It should not be necessary to do this via a UBS conveyancing panel lawyer.
I recently had an offer accepted on a house in Templecombe. My mortgage broker recommended their conveyancers. I paid an upfront payment of £150. A couple of days later, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The lawyers who handled the conveyancing in Templecombe 5 years ago are no longer around. What are my options?
Assuming you have a registered title the information relating to your ownership will be evidenced by the Land Registry with a Title Number. It is possible to conduct a search at the Land Registry, locate your house and secure up to date copies of the Registered Entries for a small fee. Where the property is Leasehold then the Land Registry will also normally retain a file copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
How does conveyancing in Templecombe differ for newly converted properties?
Most buyers of new build premises in Templecombe contact us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is completed. This is because developers in Templecombe usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Templecombe or who has acted in the same development.
My wife and I purchased a leasehold flat in Templecombe. Conveyancing and Alliance & Leicester mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1993. The conveyancing solicitor in Templecombe who acted for me is not around. Any advice?
First contact the Land Registry to be sure that this person is indeed the registered owner of the freehold reversion. You do not need to incur the fees of a Templecombe conveyancing firm to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I purchased a studio flat in Templecombe, conveyancing having been completed February 1996. Can you work out an approximate cost of a lease extension? Similar flats in Templecombe with over 90 years remaining are worth £191,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease finishes on 21st October 2079
You have 53 years left to run we estimate the premium for your lease extension to range between £27,600 and £31,800 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 cannot give you a more accurate figure without more detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.