We note that you have a post code search directory listing solicitors on the Principality conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in Cowley?
We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Cowley.
My Solicitor in Cowley has never been on on the Halifax Approved Panel. Is it possible for me to retain my family solicitor even though they are not on the Halifax list of approved lawyers?
The limited options available to you here include:
- Carry on with your preferred Cowley lawyers but Halifax will need to retain a solicitor on their list of acceptable firms. This will result in additional total conveyancing fees as well as result in delays.
- Get an alternative practitioner to to deal with the purchase, obviously checking they are Halifax approved.
- Persuade your Halifax solicitor to seek to join the Halifax panel
I am being advised by my lawyer that lack of right of way insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Cowley?
The right level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between Yorkshire Building Society and The Royal Bank of Scotland. Conveyancing solicitors as opposed to borrowers take out such insurances.
I had a mortgage agreed in principle with Leeds Building Society. Cowley conveyancing practitioners were selected. What is the average time that one could expect to receive a mortgage offer from Leeds Building Society?
There is no definitive answer here. Have Leeds Building Society completed the survey? Have you advised Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am due to exchange contracts on my flat. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Bank of Ireland are being a right pain. The Cowley solicitor who is on the Bank of Ireland conveyancing panel is happy to accept ‘lack of building regulation’ insurance 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.
About to purchase a new build apartment in Cowley. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Cowley
The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.
Can you provide any advice for leasehold conveyancing in Cowley with the aim of speeding up the sale process?
- A significant proportion of the delay in leasehold conveyancing in Cowley can be avoided where you get in touch lawyers the minute your agents start advertising the property and ask them to put together the leasehold information which will be required by the buyers’ lawyers. You may think that you are aware of the number of years left on your lease but it would be advisable double-check via your solicitors. A purchaser's conveyancer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is below 75 years. In the circumstances it is important at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. In the event that you altered the property did you need the Landlord’s permission? In particular have you installed wooden flooring? Cowley leases often stipulate that internal structural changes or addition of wooden flooring require a licence issued by the Landlord acquiescing to such works. Where you dont have the approvals to hand you should not communicate with the landlord without contacting your solicitor in advance. If you have had conflict with your freeholder or managing agents it is very important that these are resolved before the property is marketed. The buyers and their solicitors will be concerned about purchasing a flat where there is a current dispute. You may need to swallow your pride 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 prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is clearly preferable to present the dispute as over as opposed to unresolved.
Following years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Cowley. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
You certainly can. We are happy to put you in touch with a Cowley conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Cowley property 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 related to 2 flats. The unexpired term as at the valuation date was 69 years.
My lender have just issued us with a mortgage offer. We have retained a local conveyancer in Cowley last week. A couple of hours ago, our financial adviser contacted us saying that the bank said that we cannot use our solicitor as they aren't on their panel. As FTB's, we had no idea that the mortgage company had a say Is this legal?
You are permitted to appoint any conveyencer you wish to select for your conveyancing in Cowley but if your bank aren't happy with them you will have to incur additional cost so the bank can appoint their own conveyancer too. On occasion it is possible your preferred conveyancing firm to get included on to the lender list of approved firms. You can use web-based search facilities such as lenderpanel.com to find a conveyancing solcitor in Cowley on the mortgage company panel. You can go into your local mortgage company branch in Cowley. They can recommend conveyancing solicitors in Cowley on the bank panel.