My wife and I are hoping to purchase a house in Grove Park and are in fact using a Grove Park conveyancing practice. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Norwich and Peterborough Building Society have this afternoon contacted us to advise us that they have now hit a problem as our Grove Park lawyer is not on their conveyancing panel. What do we do from here?
When purchasing a property with the benefit of a mortgage it is usual for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Grove Park lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
I am about to complete on the purchase of a property in Grove Park but as a consequence of wreckage from some water damage at the property I have managed to agree compensation from the seller of £3k by way of a adjustment in the price. This was going to be addressed as part of amending the contract but Lloyds will not permit this. Why were they involved?
The conveyancing practitioner being on a Lloyds conveyancing panel is required to advise Lloyds of any variations to the purchase price. If you were to refuse your conveyancing practitioner to disclose the reduction to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new property lawyer for your conveyancing in Grove Park.
What makes your site different to alternative web based conveyancing brokers when it comes to conveyancing in Grove Park?
At this site receive a conveyancing quote via a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in Grove Park. As opposed to estate agents and brokerage sites we do not have referral arrangements with solicitors. A large number of agents and online brokers 'recommend' the firm who pay the most commission, rather than the best value conveyancing in Grove Park
We're first time buyers - agreed a price, but the agent has warned us that the owners will only issue a contract if we appoint their chosen solicitors as they need a ‘quick sale’. We would rather use a family solicitor accustomed to conveyancing in Grove Park
It is improbable the owners are behind this. If they desire ‘a quick sale', turning down a genuine purchaser is not the way to achieve this. Bypass the agents and go straight to the sellers and make sure they understand (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you will continue to use your preferred Grove Park conveyancing firm - not the ones that will provide the negotiator at the agency a kickback or meet his conveyancing thresholds set by corporate headquarters.
I’m about to sell my ground floor apartment in Grove Park. Conveyancing solicitors are to be appointed soon, but I have recently had a half-yearly maintenance charge demand – what should I do?
It best that you clear the maintenance contribution as you normally would as all rents and maintenance payments will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I have had difficulty in trying to purchase the freehold in Grove Park. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a absentee landlord or where there is dispute about the premium for a lease extension, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to arrive at the amount due.
An example of a Lease Extension matter before the tribunal for a Grove Park property is 49 Woodstock Court Burnt Ash Hill in May 2012. the payment of £64,116 by the leaseholder was the premium which the Tribunal found due for the lease extension in this case. This case was in relation to 1 flat. The unexpired term was 23.26 years.
I have selected a Grove Park conveyancing solicitor for our home move (first time buyers) and have picked up in the terms and conditions that they are not governed by the FCA. Should I be worried or is that usually the case with property lawyer?
We can't see why they should be. Most lawyer don't lend money. You should check that they are governed by the Solicitors Regulation Authority, who set stringent obligations in relation to amounts deposited on client account.