Are all Coulsdon Conveyancing Quality Solicitors on the Principality conveyancing panel?
A selection of banks and building societies now use CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
When it comes to mortgage companies such as RBS, do Coulsdon conveyancers have to pay an annual charge to be on the conveyancing panel?
We are not aware of any bank fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
I have paid off my mortgage with Barclays. I assume I don't need a Coulsdon property lawyer on the Barclays panel to discharge the mortgage at the Land Registry. Please confirm.
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
Due to the encouragement of my in-laws I had a survey completed on a house in Coulsdon in advance of appointing lawyers. I have been advised that there is a flying freehold aspect to the property. My surveyor advised that some banks will refuse to issue a mortgage on a flying freehold property.
It depends who your proposed lender is. Lloyds has different instructions for example to Birmingham Midshires. If you e-mail us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Coulsdon. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Coulsdon to see if the conveyancing will be more expensive.
Taking into account that I am about to part with over three hundred thousand on a terraced house in Coulsdon I wish to talk to a lawyer about mytransaction prior to giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - we would be happy to talk to you we do not take any clients on without you liaising with the solicitor who will be conducting your conveyancing in Coulsdon.There is no ‘factory style conveyancing’ - each client is unique individual, not a matter reference. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Coulsdon should be the figure that you are charged.
My uncle has recommend that I use his lawyers for conveyancing in Coulsdon. Do I follow his recommendation?
There are no two ways about it it’s preferable to select a conveyancing solicitor is to seek recommendations from friends or family who have experience in using the solicitor that you are considering.
My wife and I purchased a leasehold house in Coulsdon. Conveyancing and Nottingham Building Society mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1998. The conveyancing solicitor in Coulsdon who previously acted has long since retired. What should I do?
The first thing you should do is make enquiries of the Land Registry to make sure that the individual purporting to own the freehold is in fact the new freeholder. It is not necessary to incur the fees of a Coulsdon conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the registered owner of a ground floor flat in Coulsdon. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the premium payable for a lease extension?
if there is a missing freeholder or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to make a decision on the price payable.
An example of a Freehold Enfranchisement matter before the tribunal for a Coulsdon residence is 223 Brighton Road in September 2013. The premium payable for the acquisition freehold of the properties should be £10,934 (Ten thousand,nine hundred and thirty four pounds) This case was in relation to 3 flats. The unexpired term was 75 years.
My fiance and I recently become aware that one of the directors of the conveyancing practice undertaking the purchase conveyancing in Coulsdon is related to the vendor. Is this acceptable?
On the basis that there is no conflict of interest this is allowable. Where you are requiring a mortgage then the bank may have a say as many lenders have specific requirements concerning this. For example for RBS - Direct Line One as of 22/3/2023, the requirements read as follows :