I am hoping to receive a offer of a home loan from Halifax. I hope to instruct a Licensed Conveyancer in Norton. Does the Halifax Conveyancing panel exclude Licensed Conveyancers?
The Halifax approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Do the conveyancing lawyers revealed through your ’find a lawyer’ app handle right to buy conveyancing in Norton?
We have identified a number of conveyancing experts who can conduct right to buy conveyancing work You should e-mail the conveyancers listed in order to get a costs illustration.
Our mortgage company has recommended solicitors on their panel based in Norton but I would rather instruct a conveyancing lawyer in Norton or nearer to where I live. Can you help?
Far from all Norton conveyancing practitioners are approved and listed on all lender’s conveyancing panel. Use our search tool to choose a Norton conveyancing firm on the on the lender panel.
I own a leasehold house in Norton. Conveyancing and Chelsea Building Society mortgage are in place. I have received a letter from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1997. The conveyancing solicitor in Norton who previously acted has now retired. Do I pay?
The first thing you should do is contact HMLR to make sure that the individual claiming to own the freehold is in fact the new freeholder. It is not necessary to instruct a Norton conveyancing firm to do this as it can be done on-line for £3. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I inherited a 2 bed flat in Norton, conveyancing formalities finalised March 1996. Can you work out an approximate cost of a lease extension? Equivalent flats in Norton with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 yearly. The lease runs out on 21st October 2077
With only 52 years remaining on your lease the likely cost is going to be between £29,500 and £34,000 as well as costs.
The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.
Our lawyer in Norton has uncovered a defect with the lease for the property we are purchasing in Norton. The seller’s lawyers have offered title insurance as a workaround. We are content with insurance and will pay for it. Our solicitor has advised that as he is on the mortgage company conveyancing panel he must check that the lender is happy with this solution. Are we the client or is the mortgage company?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. A precondition to being on the lender approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.