Am I correct in assuming that the fact that my conveyancer in Coven is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s work?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Coven conveyancing firm and enquire why they are no longer on the approved list for your lender.
Can the conveyancing solicitors identified via your search tool conduct auction conveyancing in Coven?
We know of a number of niche practitioners we can connect you with those who can conduct auction conveyancing. Coven is just one of the many locations where our lawyers are based.
Various internet forums that I have come across warn that are the main cause of obstruction in Coven conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays during the legal transfer of property. Local searches are unlikely to be the root cause of holding up conveyancing in Coven.
The deeds to my home are lost. The conveyancers who handled the conveyancing in Coven 5 years ago are no longer around. What do I do?
These day there are copies made of almost everything, and your conveyancer should be aware exactly where to find all the suitable paperwork so you can purchase or dispose of your house without a hitch. If duplicates can’t be found, your lawyer can arrange cover in the form of insurance or indemnities against possible claims on the property.
I've recently bought a leasehold flat in Coven. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Coven - Examples of Queries Prior to buying
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The answer will be useful as a) areas can cause problems for the block as the common areas may start to deteriorate where services are not paid for b) if the tenants have an issue with the managing agents you will want to have all the details You will want to find out as much as you can concerning the managing agents as they will impact your use and enjoyment of the property. As the owner of a leasehold property you are frequently in the clutches of the managing agents from a financial perspective and when it comes to every day matters like the tidiness of the communal areas. Ask other people whether they are happy with them. Finally, be sure you know the dates that you are obliged pay the service charge to the appropriate party and precisely how they are spending that money. What is the the remaining lease term?
I am an executor of my recently deceased mother’s Will, with a bungalow in Coven which will be marketed. The bungalow has never been registered at the Land Registry and I'm advised that many EAs will insist that it is done before they will move forward. What's the procedure for this?
In the circumstances you refer to it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.