I am buying a property and need a conveyancing solicitor in East and West Horsley who is on the The Royal Bank of Scotland conveyancing. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for The Royal Bank of Scotland in certain locations such as East and West Horsley. We dont recommend any particular firm.
I'm the single recipient of my late grandmother’s estate and I have everything in my name alone, including the house in East and West Horsley. Conveyancing formalities meant that the Land Registry date was in March. I want to move. I understand that there is a CML six month 'rule', which means that my proprietorship may be treated the same way as if I'd bought the property in March. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How sensible a view banks take of it, depend on the bank as this requirement primarily exists to pick up on subsales or the flipping of properties.
When it comes to mortgage companies such as UBS, do East and West Horsley solicitors incur a fee to be on the list of approved solicitors?
We are not aware of any lender 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 application.
I had an offer accepted on a property in East and West Horsley on 7/3/2024, valuation was booked 4 days later, all came back fine. Property lawyer retained, so all that was missing was my mortgage offer. Having made daily calls to Bank of Ireland and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Bank of Ireland conveyancing panel. Are Bank of Ireland entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
In what way can the Landlord & Tenant Act 1954 affect my business property in East and West Horsley and how can your lawyers assist?
The 1954 Act affords protection to business lessees, giving them the a statutory right to make a request to court for a continuation of occupancy at the end of the lease term. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and handle your commercial conveyancing in East and West Horsley
We're FTB’s - had an offer accepted, but the estate agent has warned us that the vendor will only issue a contract if we appoint their preferred solicitors as they are insisting on a ‘quick sale’. We would rather use a local solicitor who is accustomed to conveyancing in East and West Horsley
It is improbable the sellers are driving this. If they require ‘a quick sale', alienating a genuine purchaser is not the way to achieve this. Speak to the vendors direct and make sure they understand (a)you are motivated purchasers (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you will continue to instruct your own,trusted East and West Horsley conveyancing solicitors - rather thanthose that will earn their negotiator at the agency a referral fee or achieve conveyancing figures pre-set by senior management.
I own a leasehold flat in East and West Horsley. Conveyancing and Leeds Building Society mortgage are in place. A letter has just been received from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1996. The conveyancing practitioner in East and West Horsley who previously acted has long since retired. Any advice?
The first thing you should do is contact the Land Registry to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. There is no need to instruct a East and West Horsley conveyancing solicitor to do this as you can do this on the Land Registry website for £3. Rest assured 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.
Leasehold Conveyancing in East and West Horsley - Sample of Queries Prior to Purchasing
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What is the name of the managing agents? Best to be warned whether changing the roof or some other major work is coming up that will be shared between the leaseholders and may well materially increase the the service costs or result in a specific invoice. How is the lease structured?
A conveyancing company handled my conveyancing in East and West Horsley three years past having archived my registration documents but has since been shut down – What steps do I now take to get hold of these?
Title deeds, as such, no longer exist as the majority of properties in East and West Horsley are recorded electronically at Land Registry. Where you need to show ownership or are disposing of or re-mortgaging your conveyancing practitioner should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.