I am progressing with the sale of my flat in Beddington South and the estate agent has just telephoned to say that the purchasers are changing their law firm. The reason given is that the bank will only work with property lawyers on their approved list. Why would a major lender only work with specific law firms rather the firm that they want to select for their conveyancing in Beddington South ?
Lenders have always had panels of law firms they are content to work with, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Lending institutions point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.
I am buying a right to buy a flat in Beddington South. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Beddington South you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Beddington South.
If you had a top tip for choosing a conveyancing solicitor in Beddington South what would it be?
Do not opt for the cheapest Beddington South conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am due to move home in June. Will my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you suggest a removal company in Beddington South. Conveyancing lawyer was chosen before I stumbled across this page.
On the afternoon of completion you will need to collect the keys from your selling agent but this should only occur once the sellers lawyers inform the agent that the monies to complete are in and the keys can be passed over. Subsequently you can tell the removal company that they can start moving you in. We are not in a position to recommend a specific removal company but can assist you in finding a residential property solicitor in Beddington South or a lawyer that specialises in conveyancing in Beddington South.
I have paid off my mortgage with Barclays. I assume I don't need a Beddington South property lawyer on the Barclays panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Barclays 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 Barclays mortgage from the register. Barclays, 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 Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
It has been 2 months since my purchase conveyancing in Beddington South completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. 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 premises 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’m about to sell my basement apartment in Beddington South. Conveyancing lawyers have not yet been instructed, but I have just had a quarterly service charge invoice – should I leave it to the buyer to sort out?
It best that you clear the maintenance contribution as usual as all ground rent and maintenance charges should be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice 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. Having a clear account will assist your cause and will leave you no worse off financially.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Beddington South conveyancing firm to represent me?
Where there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the LVT to arrive at the price.
An example of a Freehold Enfranchisement decision for a Beddington South flat is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case affected 4 flats. The remaining number of years on the lease was 98 years.
A conveyancing firm handled my conveyancing in Beddington South half a dozen years ago having archived my title documents but has now closed – What can I do to get hold of them?
Title deeds, as such, are no longer appropriate for most properties in Beddington South are recorded electronically at Land Registry. Where you need to show evidence of proprietorship or are selling or refinancing your solicitor will need to obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.