Are all Yatton Conveyancing Quality Solicitors on the Coventry BS conveyancing panel?

Some major lenders now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.

When it comes to lenders such as Principality, do Yatton property lawyers incur a yearly amount to be on the list of approved solicitors?

We are not aware of any bank fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

My fiancee and I are at the point of viewing flats in Yatton and I am now considering a potential offer. Is it too early to have a solicitor in place? I intend to finance via a mortgage with Bank of Ireland.

You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are obtaining a mortgage with Bank of Ireland, make sure you remember to check that your lawyer is on the Bank of Ireland conveyancing panel.

Despite weeks of looking the Title Certificate and documents to my property can not be found. The lawyers who dealt with the conveyancing in Yatton 4 years ago no longer exist. What are my options?

Assuming the title is registered the details of your ownership will be evidenced by HMLR with a Title Number. It is easy to carry out 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 in most cases hold a file copy of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.

I am buying a new build apartment in Yatton. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Yatton

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

My wife and I purchased a leasehold house in Yatton. Conveyancing and Barclays mortgage organised. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Yatton who previously acted has now retired. Do I pay?

First make enquiries of the Land Registry to be sure that this person is in fact the new freeholder. It is not necessary to instruct a Yatton conveyancing solicitor to do this as it can be done on-line 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 inherited a leasehold flat in Yatton, conveyancing formalities finalised 5 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Yatton with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease comes to an end on 21st October 2085

With just 59 years unexpired the likely cost is going to span between £20,900 and £24,200 as well as legals.

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 other concerns that need to be considered and clearly you want to 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.

I bought a house in Yatton last 30/12/2024 and to date it is still not registered with HM Land Registry. It was part of a new estate and my property lawyer told me that it can take 12 months to register. I have contacted the Land Registry directly and they have informed me the original application was cancelled due to failure to reply to requisitions. Should I be concerned?

It is your conveyancer that you should turn to here in order to satisfy any questions which have been raised as part of the registration formalities for your Yatton property. Normal Yatton conveyancing practice includes an undertaking on the part of the previous owner’s conveyancing practitioner that they will assist in resolving any question raised by HMLR so it may be a case of seeking to enforce that undertaking if necessary.