How up to date is your search tool for Cross Keys conveyancing solicitors on the Leeds Building Society conveyancing panel? Do Leeds Building Society send you an updated list?
Cross Keys conveyancing firms themselves provide us confirmation that they are on the Leeds Building Society conveyancing panel as opposed to being supplied with a list from Leeds Building Society directly.
is it true that all Cross Keys conveyancing solicitors on the Co-operative conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Co-operative conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of banks do allow licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.
We previously chose conveyancing lawyers based in Cross Keys on the RBS solicitor panel. They have just invoiced me an additional charge for the legal aspects of the RBS mortgage. Is this an additional conveyancing fee set by RBS?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancer is entitled to levy a fee for this. The charge is not set by RBS but by your Cross Keys property lawyer. Some firms on the RBS panel will levy ’dealing with mortgage’ fee and others do not.
We have agreed to purchase a house in Cross Keys. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?
As your lender is Bank of Ireland your lawyer must comply with the formal requirements contained in Section 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook includes minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Bank of Ireland where a lease fails to comply with these provisions. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to Cross Keys.
Various internet forums that I have visited warn that are the number one cause of hinderance in Cross Keys house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays during the legal transfer of property. Searches are unlikely to feature in any holding up conveyancing in Cross Keys.
Me and my brother own a terraced Edwardian property in Cross Keys. Conveyancing practitioner acted for me and Alliance & Leicester . I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold under the matching property. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cross Keys and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing solicitor who conducted the conveyancing.
My husband and I are first time buyers - had an offer accepted, yet the estate agent informed us that the vendor will only go ahead if we instruct the agent's chosen conveyancers as they need a ‘quick sale’. My instinct tells me that we should use a family solicitor used to conveyancing in Cross Keys
We suspect that the seller is not behind this requirement. Should the vendor want ‘a quick sale', turning down a serious buyer is counter productive. Speak to the vendors direct and make sure they understand (a)you are serious buyers (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)however you will continue to instruct your preferred Cross Keys conveyancing lawyers - not the ones that will earn the negotiator at the agency a commission or meet his conveyancing targets demanded by senior management.
I am hoping to put an offer on a small detached house that seems to meet my requirements, at a reasonable figure which is making it more attractive. I have since found out that the title is leasehold as opposed to freehold. I would have thought that there are issues buying a leasehold house in Cross Keys. Conveyancing solicitors have are soon to be instructed. Will they explain the issues?
The majority of houses in Cross Keys are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. It is clear that you are purchasing in Cross Keys so you should seriously consider shopping around for a Cross Keys conveyancing solicitor and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as obtaining the landlord’spermission to carry out changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the house is part of an estate. Your solicitor will appraise you on the various issues.
I acquired a basement flat in Cross Keys, conveyancing formalities finalised June 2010. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Cross Keys with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 per annum. The lease comes to an end on 21st October 2091
With 65 years unexpired the likely cost is going to be between £13,300 and £15,400 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.