My wife and I are buying a newly built duplex in Turnpike Lane and my solicitor is advising me that she is duty bound to the bank to disclose incentives from the seller. I am nearing the developer’s deadline to sign contracts and I have no desire to delay the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We are getting a further advance on our mortgage from Kent Reliance as we want to conduct renovations to our property in Turnpike Lane. Are we obliged to appoint a local Turnpike Lane solicitor on the Kent Reliance conveyancing panel to deal with the legals?
Kent Reliance do not ordinarily require a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance list.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Turnpike Lane conveyancing practitioner on the Nottingham panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
Leeds Building Society have agreed my mortgage in principle, my offer on a flat in Turnpike Lane has been agreed to, now what?
Your estate agent will need to be advised as to your conveyancing practitioner's details (be sure the conveyancers are on the lender’s panel). Contact Leeds Building Society or your broker and finalise any relevant documentation. Leeds Building Society will sellect a valuer who will get in contact with the selling agent or vendor to schedule an appointment. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. Leeds Building Society will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Turnpike Lane.
I have been told that property searches are the primary cause of hinderance in Turnpike Lane house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances during the legal transfer of property. Local searches are not likely to feature in any delay in conveyancing in Turnpike Lane.
I have justfound out that Action Conveyancing have been shut down. They conducted my conveyancing in Turnpike Lane for a purchase of a leasehold flat 10 months ago. How can I check that my home is not still registered in the name of the former proprietor?
The easiest way to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Turnpike Lane conveyancing specialists.
My company is hoping to lease a unit on a shopping parade. Can you recommend solicitors offering fixed charges for commercial conveyancing in Turnpike Lane for below 2k?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Turnpike Lane, including the disposal and acquisition of businesses as well as simply premises. Whether you are hoping to purchase or sell a shop, pub, restaurant, office, retail premises or a whole business we can find you the right lawyer. Regarding the costs this will depend on the structure and terms of the deal. Please provide us with your contact information or email us so that we can furnish you with comprehensive commercial conveyancing calculation.
We expect to complete the disposal of our £175,000 apartment in Turnpike Lane on Friday in a week. The freeholder has quoted £324 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Turnpike Lane?
Turnpike Lane conveyancing on leasehold apartments usually requires the purchaser’s solicitor submitting questions for the landlord to answer. Although the landlord is not legally bound to address these enquiries the majority will be content to assist. They may charge a reasonable charge for answering enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is over three hundred pounds, in some transactions it is in excess of £800. The management information fee invoiced by the landlord must be accompanied by a summary of entitlements and obligations in respect of administration charges, without which the charge is technically not due. Reality however dictates that you have little choice but to pay whatever is demanded if you want to sell the property.
After months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Turnpike Lane. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most definitely. We are happy to put you in touch with a Turnpike Lane conveyancing firm who can help.
An example of a Lease Extension case for a Turnpike Lane residence is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case affected 1 flat. The number of years remaining on the existing lease(s) was 81.79 years.