The Broseley conveyancing solicitors that I appointed last week on my purchase in Broseley have without warning shut down. I chose them because I needed a firm on the Lloyds conveyancing panel and my previous Broseley lawyer was not. I gave my credit card details for them to take £195 for searches. What should be my next steps?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Lloyds conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
How can we tell if a Broseley conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Broseley seeking recommendations is a good starting point. 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 which is cheap as chips. We would always advocate that you speak with the solicitor carrying out your transaction.
I am due to exchange contracts on my flat. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Bank of Ireland are being difficult. The Broseley solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Nationwide have agreed my home loan in principle, my offer on a flat in Broseley has been accepted, what are the next steps?
The estate agent will wish to know who your solicitors are (ensure that the solicitors are on the bank’s approved list). Telephone Nationwide or your financial adviser and finalise any outstanding documentation. Nationwide will appoint a valuer who will get in touch with the selling agent or owners to book a slot for the valuation to occur. Once conducted (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Nationwide 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 Broseley.
I am selling our property in Broseley and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers instructed an internet conveyancing practice rather than a conveyancing solicitor in Broseley. Having lived in Broseley for many years we know of no issue. Is it a good idea to contact our local Authority to obtain clarification need.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You must 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 sickness)
Are there restrictive covenants that are commonly picked up during conveyancing in Broseley?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Broseley. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I was advised by a number of property agents in Broseley to find a solicitor using your seach tool. What’s the financial inducement for Estate Agents to market your site ahead of another?
We don’t give any commission for pointing buyers and sellers in our direction. We found it would be just too difficult a fee as home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
We expect to complete the sale of our £225,000 maisonette in Broseley next Wednesday. The managing agents has quoted £420 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Broseley?
Broseley conveyancing on leasehold maisonettes nine out of ten times results in fees being raised by landlords agents :
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Completing pre-exchange enquiries
Where consent is required before sale in Broseley
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Broseley Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to Purchasing
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How much is the ground rent and service charge? Is there a share of the freehold? It would be prudent to enquire if the the lease includes any onerous restrictions in the lease. For example it is very common in Broseley leases that pets are not permitted in certain buildings in Broseley. If you love the apartmentin Broseley however your cat is not allowed to make the move with you then you have a very difficult choice.