I am expecting a mortgage with Lloyds. My intention is to instruct a Licensed Conveyancer in Esher and Claygate. Does the Lloyds Solicitor panel include Licensed Conveyancers?
The Lloyds approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Having sold my house in Esher and Claygate last September yet the purchaser is texting me to moan that his lawyer needs to hear from mine. What should have happened following completion?
Following your house sale your conveyancer should deliver the transfer documentation and all of the paperwork to the buyer’s solicitors. If applicable, your conveyancer should also evidence that the home loan has been redeemed to the purchasers conveyancers. There is unlikely to be post completion procedures peculiar conveyancing in Esher and Claygate.
The Esher and Claygate conveyancing solicitors that just started acting on my purchase in Esher and Claygate have without warning shut down. They were on acting for me because I needed a lawyer on the Lloyds conveyancing panel and my preferred Esher and Claygate lawyer was not. I paid them funds in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Lloyds conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
Forgive me if this question is silly but I am unseasoned as FTB of a two bedroom flat in Esher and Claygate. Do I receive the keys to the property on completion from my conveyancer? If this is the case, I will appoint a local conveyancing solicitor in Esher and Claygate?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the vendor’s conveyancers, and once they have received this, you will be invited to collect the keys from the property Agents and start moving into the property. Usually this occurs between 1 and 3pm.
I am the only recipient of my late father’s estate with all property in now in my sole name, including the house in Esher and Claygate. The Esher and Claygate property was put into my name in April. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership may be treated the same way as if I'd bought the house in April. Do I have to wait half a year to sell?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. many lenders would take a practical view as this obligation is principally there to pick up on the purchase and immediately sell or the quick reselling of property.
About to purchase flat in Esher and Claygate. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Esher and Claygate conveyancing practitioner is on the Co-operative conveyancing panel.
I have been on the look out for a ground for flat up to £235,500 and found one near me in Esher and Claygate I like with open areas and railway links in the vicinity, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Esher and Claygate suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term may be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
Estate agents have just been given the go-ahead to market my garden apartment in Esher and Claygate. Conveyancing is yet to be initiated, however I have recently had a half-yearly service charge demand – should I leave it to the buyer to sort out?
It best that you pay the invoice as usual because all rents and maintenance charges should be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Esher and Claygate conveyancing firm to represent me?
in cases where there is a missing landlord or where there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the LVT to determine the price.
An example of a Lease Extension decision for a Esher and Claygate flat is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case was in relation to 1 flat.