Do lawyers request money up-front when it comes to conveyancing in Bayswater?
If you are buying a property in Bayswater your solicitor will request that you to provide them with monies to cover the search fees. This will be the total of the cost of the conveyancing searches. If any down payment is payable against the sale price then this should be needed shortly prior to contracts are exchanged. The final balance that is needed should be transferred a couple of days ahead of the day of completion.
We're in Bayswater, First timers buying with a mortgage (lender is Bank of Ireland , and our solicitor is on the Bank of Ireland conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Bank of Ireland conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Can you point me to a directory of Barclays panel solicitors in Bayswater on the Building Society Association’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lending institutions make their panel listings open the public on the web. If you are in need of a Bayswater property lawyer on the Barclays please make the most of our facility.
We have agreed to purchase a house in Bayswater. A rare aspect is that the roof has a solar panel. UBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is UBS your lawyer must follow the conveyancing requirements contained in Section 2 of UK Finance Lenders’ Handbook for UBS. The CML Handbook contains minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to UBS where a lease does not satisfy these provisions. The specifications relate to the installation of panels on properties in England and Wales and is not isolated to Bayswater.
I was told three weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Bayswater is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The lawyers who conducted the conveyancing in Bayswater 5 years ago no longer exist. What are my next steps?
Assuming you have a registered title the information relating to your proprietorship will be documented by HMLR with a Title Number. It is possible to carry out a search at the Land Registry, find your house and obtain current copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will in most cases retain a file copy of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
We're FTB’s - had an offer accepted, but the agent advised that the vendor will only go ahead if we use their preferred conveyancers as they want an ‘expedited deal’. We would rather use a high street solicitor with experience of conveyancing in Bayswater
We suspect that the owner is unaware of this requirement. Should the owner want ‘a quick sale', turning down a genuine buyer is going to damage their objectives. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are ready to progress, with finances in place © you have nothing to sell (d) you wish to move quickly (e)but you are going to appoint your preferred Bayswater conveyancing firm - not the ones that will give their negotiator at the agency a referral fee or achieve conveyancing figures demanded by head office.
Back In 2000, I bought a leasehold flat in Bayswater. Conveyancing and Britannia mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Bayswater who acted for me is not around. Any advice?
The first thing you should do is make enquiries of HMLR to be sure that this person is in fact the new freeholder. It is not necessary to instruct a Bayswater conveyancing firm to do this as you can do this on the Land Registry website for a few pound. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I have given up trying to purchase the freehold in Bayswater. Can this matter be resolved via the Leasehold Valuation Tribunal?
Absolutely. We are happy to put you in touch with a Bayswater conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Bayswater flat is 93 Oakwood Court in June 2010. the LVT determined that the premium to be paid for the new lease was £492,083, This case related to 1 flat. The unexpired term was 37.79 years.