My wife and I are planning to purchase a flat in Page Green and are in fact using a Page Green conveyancing firm. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Barclays Direct have this morning contacted us to advise us that there is now an issue as our Page Green conveyancer is not on their conveyancing panel. Is this a problem?
When purchasing a property with mortgage finance it is usual for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Page Green lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
Completed the sale of my flat in Page Green last July yet the purchaser is whats apping every few hours complaining that their lawyer is waiting to hear from mysolicitor. What are the post completion sale legalities following completion?
Following your sale your lawyer is obliged to deliver the transfer deeds and all additional paperwork to the purchaser's lawyers. If applicable, your lawyer should also confirm that the mortgage has been redeemed to the purchasers conveyancers. There are no post completion formalities unique to conveyancing in Page Green.
Do the Building Society Association intend to launch a online directory to list law firms on the Norwich and Peterborough Building Society conveyancing panel for instance in Page Green?
We have not been informed any intention on the part of the BSA to promote such a search facility.
My wife and I purchased a semi-detached Edwardian house in Page Green. Conveyancing practitioner represented me and Nationwide Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold under the exact same property. Is it worth asking Nationwide Building Society to clarify?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Page Green and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with your conveyancing lawyer who conducted the purchase.
I need to find a conveyancing solicitor for remortgage conveyancing in Page Green. I have chance upon a web site which appears to be the ideal offering If there is a chance to get all the legals completed via web that would be preferable. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Completion is due on the disposal of our £125,000 apartment in Page Green next week. The management company has quoted £384 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Page Green?
Page Green conveyancing on leasehold maisonettes often requires the buyer’s lawyer sending enquiries for the landlord to address. Although the landlord is under no legal obligation to answer such questions the majority will be willing to do so. They are at liberty to invoice a reasonable administration fee for responding to enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is £350, in some situations it exceeds £800. The management information fee demanded by the landlord must be accompanied by a synopsis of rights and obligations in respect of administration fees, otherwise the charge is not strictly payable. Reality however dictates that one has little choice but to pay whatever is requested of you if you want to exchange contracts with the buyer.
I am the registered owner of a ground-floor 1960’s flat in Page Green. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the premium due for a lease extension?
Most certainly. We can put you in touch with a Page Green conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Page Green premises is 22 Wakefield Road in January 2012. Following a vesting order Clerkenwell and Shoreditch County Court under section 26 of the Leasehold Reform,Housing and Urban Development Act 1993 on 9th May 2011 the Tribunal decided that the price that the Applicant for the freehold interest should pay is £17,400 This case was in relation to 2 flats. The number of years remaining on the existing lease(s) was 74.13 years.