My partner’s step-father is a solicitor. I expect that I'll be able to get preferential rates for conveyancing, but if not, what level of figure would I typically be looking at for conveyancing in Bankside?
Do contrast pricing. Do use our comparison tool on this page. The quotes will vary but the service one can expect differ between property lawyers as is the case with most professions.
The owners have rather assertive vendors who has recommended a lock out agreement with a non-refundable deposit 10k. Are such agreements promoted for Bankside conveyancing transactions?
There are two primary drawbacks with entering into any lock out contract (also referred to as a shut-out contract) is that it takes away the focus from progressing with the conveyancing transaction itself, so in the absence of it needing little or no negotiation then it could turn out to be a hindrance. It is not promoted by Bankside conveyancing solicitors for this reason. A supplemental issue is the extent of the remedies available - an aggrieved purchaser should not expect to be issued with an injunctive ruling by a court to prevent the owner completing the sale to an alternative purchaser, so the only remedy open via the agreement will be the reimbursement of abortive costs and, in limited situations, the additional payment of damages.
I am assisting my mother sell her house in Bankside. Will the solicitor commission an energy performance certificate or it is for the owner to see to?
After the abolition of Home Packs, energy performance certificates remained a compulsory component of selling a property. An energy performance certificate must be commissioned in advance of the property being placed on the market. It is not as aspect of the sale process that solicitors ordinarily organise. If you are instructing a Bankside conveyancing lawyer they may be willing to arrange EPC’s given their contacts with reputable local energy assessors
I have decided to exercise my right to buy my property in Bankside off the council. I have a mortgage offer with Kent Reliance. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nottingham are being problematic. The Bankside solicitor who is on the Nottingham conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
We are planning on selling our property in Bankside and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any local lawyer would know this is not the case. It does beg the question why the purchasers instructed a factory type conveyancing firm as opposed to a conveyancing solicitor in Bankside. We have lived in Bankside for many years we know of no issue. Is it a good idea to contact our local Authority to seek clarification need.
It sounds as though you may have a conveyancing firm already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
Am I right to be concerned by third parties that I am dealing with are recommending a factory type conveyancing firm rather than a local Bankside conveyancing firm?
As with lots of professional services, often suggestions from family and friends can be extremely useful or valuable. But there are lots of people with a vested interest in a conveyancing matter; estate agents, financial adviser and mortgage companies might all put forward lawyers to choose. Sometimes the conveyancers might be known to one of the organisations as being good in their field, but occasionally there exists a commercial relationship behind the recommendation. You have the right to select your own lawyer. However, bear in mind that many mortgage providers specify a panel list of law firms you must use for the mortgage related work in your house move.
Can you provide any advice for leasehold conveyancing in Bankside with the purpose of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Bankside can be reduced if you instruct lawyers the minute you market your property and request that they start to collate the leasehold information which will be required by the purchasers’ solicitors. If you have had any disputes with your landlord or managing agents it is very important that these are resolved before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a property where a dispute is ongoing. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is clearly preferable to present the dispute as historic rather than unresolved. Many landlords or Management Companies in Bankside charge for supplying management packs for a leasehold home. You or your lawyers should enquire as to the fee that they propose to charge. The management pack sought on or before finding a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Bankside. You may think that you are aware of the number of years left on your lease but it would be advisable verify this via your solicitors. A purchaser's lawyer will not be happy to advise their client to where the lease term is below 80 years. It is therefore essential at an as soon as possible that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale.
Following years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Bankside. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
You certainly can. We can put you in touch with a Bankside conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Bankside flat is 1-41 Royal Tower Lodge 40 Cartwright Street in April 2013. the tribunal adding the agreed value of capitalised ground rents and the reversion the price to be paid for the freehold was £1,187,000 This case affected 41 flats. The unexpired residue of the current lease was 107 years.