My IFA requires my Cowley lawyer’ panel reference for the Santander conveyancing panel. Can you suggest how I discover this. I have contacted my local Cowley office but they have not got back to me yet.
Have you tried calling your Cowley lawyer about this?. They keep a central record lender panel numbers.
Would the conveyancing solicitors listed on your site perform conveyancing in Cowley by way of an attended exchange?
We do have a number of conveyancing specialists who can conduct personalised exchanges. Do call us to receive a costs illustration and details as to dates.
I own a freehold residence in Cowley but still pay rent, why is this and what is this?
It’s unusual for properties in Cowley and has limited impact for conveyancing in Cowley but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.
I am purchasing a end of terrace house in Cowley. We would like to convert the garage to an office at the property.Will legal investigations on the property include investigations to see if these works were previously refused?
Your conveyancer should check the registered title as conveyancing in Cowley will occasionally identify restrictions in the title deeds which restrict certain changes or require the permission of a 3rd party. Certain additions require local authority planning permissions and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.
When it comes to mortgage companies such as Yorkshire BS, do Cowley conveyancing practitioners incur a yearly amount to be on the list of approved solicitors?
We are not aware of any lender fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
The formalities of my remortgage has taken place for my property in Cowley. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
In my capacity as executor for the will of my father I am selling a residence in Monmouth but I am based in Cowley. My lawyer (based 300 kilometers awayhas requested that I execute a stat dec prior to the transaction finalising. Could you suggest a conveyancing solicitor in Cowley who can witness this legal document for me?
strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are based in Cowley
Do you have any top tips for leasehold conveyancing in Cowley from the perspective of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Cowley can be reduced if you instruct lawyers the minute you market your property and request that they start to put together the leasehold documentation which will be required by the purchasers’ conveyancers. If you have had any disputes with your freeholder or managing agents it is essential that these are settled before the property is marketed. The purchasers and their solicitors will be warry about purchasing a flat where a dispute is ongoing. You may have to bite the bullet and discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as historic as opposed to ongoing. In the event that you altered the property did you need the Landlord’s consent? In particular have you laid down wooden flooring? Most leases in Cowley state that internal structural alterations or installing wooden flooring calls for a licence issued by the Landlord approving such alterations. If you fail to have the approvals in place do not communicate with the landlord without contacting your conveyancer first. You believe that you know the number of years left on your lease but it would be advisable double-check via your conveyancers. A purchaser's lawyer will be unlikely to recommend their client to to exchange contracts if the lease term is below 80 years. It is therefore important at an early stage that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale.
I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Cowley conveyancing firm to represent me?
if there is a absentee landlord or where there is disagreement 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 LVT to calculate the premium.
An example of a Freehold Enfranchisement matter before the tribunal for a Cowley residence is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case affected 2 flats. The unexpired lease term was 69 years.