My partner’s brother is a solicitor. I anticipate that I will be offered mate’s rates for conveyancing, but if not, what level of figure should I be paying for conveyancing in Elm Park?
You should compare pricing. Do use our comparison tool on this site. Whilst estimates will vary but service levels do differ between law firms as is the case with most professions.
As I am unsure how the conveyancing bit works what is the most important advice you can impart concerning purchase conveyancing in Elm Park?
You may not hear this from too many lawyers but conveyancing in Elm Park and elsewhere in England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there exists an abundance of room for friction between you and others involved in the house moving process. For example, the vendor, estate agent and even potentially a lender. Appointing a solicitor for your conveyancing in Elm Park should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the process whose role it is to look after your legal interests and to keep you safe.
There is a worrying ongoing adversarial element to conveyancing- someone must be at fault for the process taking so long. We recommend that you must always trust your conveyancer above all other parties in the home moving process.
four months have gone by following my purchase conveyancing in Elm Park took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How difficult is it to transfer to a new solicitor as I have to appoint one who is on the Halifax conveyancing panel. I instructed a high street conveyancing solicitor in Elm Park five minutes from me but she is not approved by Halifax
It would be our pleasure to assist you select a conveyancing solicitor in Elm Park on the Halifax panel. Please note that the conveyancers that we on the directory do not pay us commission if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Elm Park. Using the find a conveyancing solicitor tool on this site, you can scrutinise fees for conveyancing solicitors in Elm Park and beyond.
I would like to let out my leasehold flat in Elm Park. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
A lease governs the relationship between the freeholder and you the flat owner; in particular, it will indicate if subletting is not allowed, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Elm Park do not prevent an absolute prevention of subletting – such a clause would adversely affect the market value the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.
I own a ground-floor 1950’s flat in Elm Park. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount payable for a lease extension?
Most definitely. We can put you in touch with a Elm Park conveyancing firm who can help.
An example of a Lease Extension case for a Elm Park flat is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case affected 1 flat. The unexpired term was 57.5 years.
My partner and I are buying a first floor flat in Elm Park. When we first instructed solicitor, we were told they were on all major UK mortgage company panels. Our financial adviser emailed today to advise that they don't appear to be on the Santander approved list. Were it to be true, what should we do? Should we just choose a new property lawyer that is on their approved list or should we cover the costs for dual representation, with Santander appointing their own preferred property lawyer.
Where you are purchasing a property needing a mortgage it is conventional for the purchaser’s lawyers to also represent the purchaser's lender. In order to act for a bank or building society a lawyer has to be on that lender's conveyancing panel. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the conveyancer has to meet. Some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should call Santander and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on Santander's conveyancing panel and you may continue to use your own Elm Park solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.