My partner and I are planning to acquire a home in Tickton and are in fact using a Tickton conveyancing firm. Within the last couple of days our lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Alliance & Leicester have this afternoon contacted us to inform me that there is now an issue as our Tickton solicitor is not on their approved list of lawyers. Please explain?
When purchasing a property with mortgage finance it is conventional for the purchasers' lawyers to also represent 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 property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Tickton solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
My wife and I are purchasing a flat in Tickton. I might seem paranoid but how we can trust a solicitor? On the day of competition we have to send funds into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am helping my sister sell her house in Tickton. Does the solicitor commission the energy assessment or do I organise this?
After the demise of HIPs, energy performance certificates became a required component of selling a property. An EPC should be to hand prior to the property being advertised. This is not a task that conveyancers ordinarily arrange. Where you are using a Tickton conveyancing solicitor they may be willing to arrange EPC’s given their relationships with long established local energy assessors
A relative advised me that in purchasing a property in Tickton there could be various restrictions prohibiting external changes to the property. Is this right?
We are aware of anumerous of properties in Tickton which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Tickton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are downsizing from our house in Tickton and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know that there is no such problem. It does beg the question why the buyers instructed a nationwide conveyancing practice as opposed to a conveyancing solicitor in Tickton. We have lived in Tickton for 5 years we know that this is a non issue. Is it a good idea to contact our local Authority to seek clarification that the buyers are looking for.
It would appear that you have a conveyancing firm already. Are they able to advise? 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 ailment)
It has been 4 months since my purchase conveyancing in Tickton completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I have been on the look out for a ground for flat up to £235,500 and identified one close by in Tickton I like with open areas and transport links in the vicinity, however it's only got 61 years unexpired on the lease. There is not much else in Tickton suitable, so just wondered if I would be making a grave error acquiring a short lease?
If you need a mortgage the remaining unexpired lease term will likely be problematic. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
My husband and I are FTB’s - agreed a price, yet the selling agent has warned us that the seller will only issue a contract if we appoint their chosen solicitors as they need a ‘quick sale’. Our preferred option is to instruct a local solicitor accustomed to conveyancing in Tickton
We suspect that the owner is unaware of this demand. Should the vendor desire ‘a quick sale', alienating a genuine buyer is likely to cause more damage than good. Avoid the agents and go straight to the sellers and make sure they comprehend that (a)you are genuine buyers (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you will continue to use your preferred Tickton conveyancing firm - as opposed tothe ones that will provide the negotiator at the agency a referral fee or hit his conveyancing targets pre-set by head office.