We wanted to use a property lawyer in Cann Hall for our house purchase. Our financial adviser informed us that our bank Chelsea Building Society won't deal with them. Why is this not regarded as unfair competition?
Lenders on the whole restrict either the type or the number of conveyancing firms on their panel. Typical examples of such criteria being that a law practice must have two or more partners. In addition to restricting the profile of firm, some have limited the amount of solicitor practices they permit to represent them. Be aware that Chelsea Building Society have no responsibility for the quality of advice provided by any member of Chelsea Building Society Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels since 2008 even though there remains mixed opinions regarding the level of solicitor involvement in some of that fraud. Data from the Land Registry reveal that hundreds of law firms, including some in or near Cann Hall only carry out one or two conveyances a year.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Cann Hall?
There are many recorded licenced Conveyancers in Cann Hall and Solicitor partnerships in Cann Hall who can assist with your conveyancing It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. Both can deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
I just acquired a flat at auction in Cann Hall. Conveyancing is required. What happens now?
Having to in every practical sense signed on the dotted line you now have to find a conveyancing lawyer as a matter of urgency as you will have a tight deadline in which to complete the property. Every auction property will have a bespoke auction pack. This will include most,if not all of the documents that your conveyancer requires. Where you are dealing with leasehold premises the conveyancing papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You must pass this on to the lawyer working for you ASAP. You also need to ensure that your finances are in order to complete on the date specified in the contract.
We are purchasing a terrace house in Cann Hall. The intention is to an extension at the rear at the house.Will the conveyancing process involve investigations to ascertain if these alterations are allowed?
Your solicitor should review the deeds as conveyancing in Cann Hall can on occasion identify restrictions in the title deeds which prohibit certain alterations or need the consent of another owner. Certain extensions call for local authority planning consent and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
What will a local search tell me about the house I am buying in Cann Hall?
Cann Hall conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search company for instance Searchflow The local search plays a central role in many a Cann Hall conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search should provide information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
Due to the encouragement of my in-laws I had a survey completed on a property in Cann Hall ahead of instructing solicitors. I have been advised that there is a flying freehold element to the property. Our surveyor has said that some lenders tend refuse to grant a loan on this type of premises.
It depends who your proposed lender is. HSBC has different instructions from Birmingham Midshires. If you call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Cann Hall. Conveyancing will be smoother if you use a solicitor in Cann Hall especially if they regularly deal with such properties in Cann Hall.
What advice can you give us when it comes to appointing a Cann Hall conveyancing practice to deal with our lease extension?
If you are instructing a property lawyer for lease extension works (regardless if they are a Cann Hall conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with several firms including non Cann Hall conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be of use:
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What volume of lease extensions have they carried out in Cann Hall in the last twenty four months? If they are not ALEP accredited then why not?
I am the leaseholder of a second floor flat in Cann Hall. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the amount due for the purchase of the freehold?
Where there is a missing freeholder or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the premium.
An example of a Freehold Enfranchisement matter before the tribunal for a Cann Hall property is 36 New Wanstead in August 2010. The Tribunal arrived at a valuation of the premium for the freehold of £22,359. This case was in relation to 2 flats. The unexpired term as at the valuation date was 73.92 years.
Some weeks ago I was advised by my mortgage company that their approved solicitors operate no move no charge basis for conveyancing in Cann Hall. I had a purchase abort yet the solicitors want search fees! They say the fees are nothing to do with their fees!
By offering "no move no fee" Cann Hall conveyancing practices are waiving their fees for any work conducted. We must stress this does not constitute an insurance scheme. you will still need to cover any disbursements that the property lawyer has incurred on your behalf for example Cann Hall local authority searches