Is the fact that my conveyancer in Holland Park is not identified on my mortgage company's solicitor panel that there is a problem with the standard of her conveyancing?
That would most likely be a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Holland Park conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
My property lawyer in Holland Park is not on the Bank of Scotland Conveyancing Panel. Is it possible for me to use my family solicitor notwithstanding that they are excluded from the Bank of Scotland list of approved lawyers?
Your options are as follows:
- Complete the purchase with your preferred Holland Park solicitors but Bank of Scotland will need to use a lawyer on their panel. This will result in additional overall conveyancing charges as well as result in frustration.
- Get an alternative lawyer to to deal with the conveyancing, remembering to check they are Bank of Scotland approved.
- Persuade your Bank of Scotland solicitor to try to join the Bank of Scotland panel
We are planning to move property in February. Should my conveyancing solicitor update the removal company on the completion day. Incidentally, can you put forward a removal company in Holland Park. Conveyancing solicitor was chosen prior to coming across this website.
On the afternoon of completion you will need to pick up the house keys from the selling agent but this should only take place after the vendors conveyancers advise the agent that the monies to complete are in and the keys can be released. After that you can tell the removal men that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can assist you in choosing a residential property solicitor in Holland Park or a legal practice with expertise in conveyancing in Holland Park.
Does a directory service exist listing RBS panel conveyancers in Holland Park on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. Very few lending institutions make their panel listings visible on the web. If you are seeking to appoint a Holland Park conveyancing practitioner on the RBS please make the most of our facility.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Holland Park solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Holland Park surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
We are purchasing a house and the solicitor has raised the issue of Chancel Repair to which the house could be liable given it’s proximity to the area of such a church. She has suggested insurance. Is this really appropriate for conveyancing in Holland Park
Unless a previous purchase of the property took place post 12 October 2013 you can assume that solicitors carrying out conveyancing in Holland Park to continue to propose a a chancel search and or insurance against a claim.
How does conveyancing in Holland Park differ for newly converted properties?
Most buyers of new build or newly converted property in Holland Park approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because house builders in Holland Park typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Holland Park or who has acted in the same development.
There are only 68 years unexpired on my lease in Holland Park. I now want to extend my lease but my freeholder is missing. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to find the landlord. For most situations an enquiry agent should be useful to conduct investigations and to produce an expert document to be accepted by the court as evidence that the landlord is indeed missing. It is wise to seek advice from a property lawyer in relation to devolving into the landlord’s absence and the vesting order request to the County Court covering Holland Park.
I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Holland Park conveyancing firm to assist?
Where there is a absentee landlord or where there is disagreement about the premium for a lease extension, under the relevant statutes you can apply to the LVT to assess the premium.
An example of a Lease Extension matter before the tribunal for a Holland Park flat is 93 Oakwood Court in June 2010. the LVT determined that the premium to be paid for the new lease was £492,083, This case was in relation to 1 flat. The unexpired residue of the current lease was 37.79 years.