My fiance and I are hoping to buy a flat in Bickley and have appointed a Bickley conveyancing firm. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Bank of Ireland have this evening contacted us to inform me that there is now an issue as our Bickley lawyer is not on their approved list of lawyers. What do we do from here?
If you are buying a property with the assistance of a mortgage it is standard for the purchasers' lawyers to also act for 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 Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Bickley lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
Can I be sure that the Bickley conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in Bickley getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor handling your conveyancing.
My husband and I have organised the release of further monies on our mortgage from Skipton as we wish to conduct a loft conversion to our home in Bickley. Do we need to appoint a high street Bickley solicitor on the Skipton conveyancing panel to handle the paperwork?
Skipton don't usually require a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton panel.
I am purchasing a property in Bickley. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nottingham be concerned?
As your lender is Nottingham your lawyer must follow the conveyancing requirements outlined in Section two of UK Finance Lenders’ Handbook for Nottingham. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and lawyers are required to report to Nottingham where a lease fails to comply with these provisions. The specifications relate to the installation of panels on properties nationwide and is not restricted to Bickley.
I used Wolstenholmes a few years ago for my conveyancing in Bickley. I now require my papers however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bickley of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking to sell my house. My previous solicitors have shut. I would be grateful for any recommendation of a conveyancing firm. Im based in Bickley if that makes a difference.
Do use our search tool to help you choose a solicitor for your conveyancing in Bickley. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.
If all goes to plan we aim to complete our sale of a £450,000 maisonette in Bickley next week. The management company has quoted £324 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Bickley?
Bickley conveyancing on leasehold flats typically involves administration charges invoiced by management companies :
Answering pre-contract questions
Where consent is required before sale in Bickley
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Bickley conveyancing firm to assist?
Absolutely. We can put you in touch with a Bickley conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Bickley flat is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case related to 1 flat. The unexpired term as at the valuation date was 50.57 years.
How much experience do your Bickley conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Bickley conveyancing lawyers help thousands of buyers move home every year and helped lots of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Bickley conveyancers have worked on recent similar matters.