I am in a contract race with another buyer for a property in Belgravia. What can I do to speed up matters?
In the event that the seller is applying pressure for your conveyancing it is advisable to make sure that your lawyer is familiar with the location as they will make use of local contacts and know-how. It is even conceivable that they may have handled previoushouses in the same road. You would be best advised to use a Belgravia conveyancing lawyer. Second, double check that the lawyer is on the on the approved list for your mortgage company. It is believed that just under twenty per cent of Belgravia conveyancing transactions are suspended or derailed after finding out that a purchaser’s conveyancer was not on their banks list of approved solicitors. In many cases this discovery resulted in the transaction being delayed by as much as three weeks. It is claimed that this issue affects approximately one hundred thousand home moves every year. Most Belgravia conveyancing firms can not represent certain lenders so do check as early as possible.
Me and my partner are purchasing a property in Belgravia. I might seem paranoid but how we can trust a conveyancer? At some point we will need to put our life savings into their account. What protection do we have from them run away with our deposit?
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.
We had chosen conveyancers locally in Belgravia on the Coventry BS solicitor approved list. They are now charging me a further amount for the legal aspects of the Coventry BS mortgage. Is this a supplemental conveyancing fee specified by Coventry BS?
Provided it is contained in their Terms and Conditions or estimate then yes your property lawyer is entitled to levy a fee for this. This fee is not dictated by Coventry BS but by your Belgravia conveyancing practitioner. Some firms on the Coventry BS panel will charge an ‘acting for lender’ fee and others do not.
We are getting a further advance on our mortgage from Principality as we want to conduct renovations to our house in Belgravia. Are we obliged to choose a nearby Belgravia solicitor on the Principality conveyancing panel to deal with the legals?
Principality don't usually appoint a member of their conveyancing panel 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 Principality panel.
My wife and I are planning on selling our property in Belgravia and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed an internet conveyancing outfit rather than a conveyancing solicitor in Belgravia. We have lived in Belgravia for 5 years we know of no issue. Should we get in touch with our local Authority to get clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor already. What do they say? You need to check with 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 health insurance to cover that same illness)
In searching the internet for the phrase conveyancing in Belgravia it brings up numerous solicitorsin the area. How do I determine which is the suitable property lawyer for the sale of my house?
The preferential way of finding a suitable conveyancer is through a personal recommendation, so ask friends and those you trust who have purchased a property in Belgravia or a respected estate agent or financial adviser. Charges for conveyancing in Belgravia differ, so it's advisable to obtain a minimum of three quotes from varying types of property lawyers. Be sure to obtain confirmation that the fees are fixed.
I am intending to sublet my leasehold apartment in Belgravia. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?
A lease governs the relationship between the freeholder and you the leaseholder; in particular, it will indicate if subletting is prohibited, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Belgravia do not prevent an absolute prevention of subletting – such a clause would adversely affect the market value the flat. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.
We have reached the end of our tether in trying to purchase the freehold in Belgravia. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a absentee landlord or where there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the premium.
An example of a Lease Extension decision for a Belgravia premises is Flat 3 47 Cadogan Square in December 2010. the Tribunal determined that the premium payable to the landord by the leaseholder for the lease extension was £732,935 This case was in relation to 1 flat. The remaining number of years on the lease was 13.33 years.
Me and my partner are soon to complete buying a house in Belgravia but as a result of damage from the recent storms I have negotiated reparation from the vendor of £2k taking the form of a deduction in the price. This was going to be dealt with as part of the conveyancing process however my mortgage company will not permit this. Why were they notified?
Your solicitor that is on the bank approved list is duty bound to inform the bank of any amendments to the purchase price. In the event that you did not allow your conveyancer to notify the reduction to your lender then they would have to refrain from acting for you and the bank.