I am getting a mortgage offer from Lloyds. I would like to employ the services of a Licensed Conveyancer in Green Street Green. Does the Lloyds Solicitor panel allow for Licensed Conveyancers?
The Lloyds conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
I happen to be the sole recipient of my late mum's estate with all property in now in my sole name, including the house in Green Street Green. Conveyancing formalities meant that the Land Registry date was in February. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my proprietorship may be regarded the same way as if I'd bought the property in February. Is the property unsalable for six months?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How practical a view banks take of it, depend on the bank as this obligation is primarily there to capture subsales or the wholesaling and assigning of properties.
We had chosen solicitors with offices in Green Street Green on the TSB solicitor panel. They are now charging me an additional amount for handling the TSB mortgage. Is this a supplemental conveyancing fee set by TSB?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your conveyancer is entitled to charge a fee for this. The fee is not dictated by TSB but by your Green Street Green conveyancer. Some firms on the TSB panel will levy ’dealing with mortgage’ fee but some firms incorporate it on their overall fee.
We expect to receive a AIP from Principality this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Principality recommend any Green Street Green solicitors on the Principality conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Green Street Green solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
I opted to have a survey done on a house in Green Street Green before instructing lawyers. I have been told that there is a flying freehold element to the property. Our surveyor advised that some mortgage companies will refuse to grant a loan on such a premises.
It depends who your proposed lender is. Santander has different instructions from Nationwide. Should you wish to telephone us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Green Street Green. Conveyancing will be smoother if you use a solicitor in Green Street Green especially if they are acquainted with such properties in Green Street Green.
Are there any apps to assist me to identify a Green Street Green solicitor on the Birmingham Midshires conveyancing panel? I am a keen cyclist and am willing to travel upto 25kilometers to meet the lawyer.
Feel free to make use of the search on this website. Please select a lender and your location and you will see a number of Green Street Green conveyancing lawyers located nearest you. We have listed some Green Street Green conveyancing firms towards the end of this page and you can telephone them to verify if they are on the Birmingham Midshires approved list
Do you have any advice for leasehold conveyancing in Green Street Green from the point of view of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Green Street Green can be reduced if you get in touch lawyers the minute you market your property and request that they start to put together the leasehold documentation which will be required by the buyers’ solicitors. If there is a history of any disputes with your landlord or managing agents it is very important that these are resolved before the property is put on the market. The purchasers and their solicitors will be concerned about purchasing a property where there is a current dispute. You may need to swallow your pride and pay 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 will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as historic as opposed to ongoing. If you have the benefit of shareholding in the Management Company, you should ensure that you are holding the original share certificate. Arranging a re-issued share certificate can be a time consuming process and slows down many a Green Street Green home move. If a duplicate share is required, you should approach the company director and secretary or managing agents (where relevant) for this at the earliest opportunity. The majority of landlords or managing agents in Green Street Green levy fees for supplying management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management information sought on or before finding a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Green Street Green.
I am the proprietor of a second floor flat in Green Street Green. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the sum due for a lease extension?
Most certainly. We can put you in touch with a Green Street Green conveyancing firm who can help.
An example of a Lease Extension case for a Green Street Green premises is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case related to 1 flat. The unexpired term was 50.57 years.
What is the reason for my solicitor requiring various items of identification before I can commence with my conveyancing in Green Street Green?
Green Street Green property lawyers are obliged by the Law Society, SRA, HMLR and current AML Regulations to certify that the have verified the identity of their clients. It is also sometimes a condition of your lender where you are taking a mortgage. Furthermore they have to complete various forms, particularly those relating to SDLT and need to have information such as your full names, national insurance number and date of birth.