Am I correct in assuming that the fact that my conveyancer in Holly Village is not listed on my lender's conveyancing panel that there is a problem with the quality of his work?
That would more than likely be a wrong assumption to make. There are plenty of reasonable explanations. Just recently a 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. Where you are concerned you should contact the Holly Village conveyancing firm and enquire why they are no longer on the approved list for your lender.
How up to date is your database of Holly Village solicitors on the Yorkshire BS conveyancing panel? Do Yorkshire BS send you an updated list?
Holly Village conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.
I have paid off my mortgage with Virgin Money. I assume I don't need a Holly Village property lawyer on the Virgin Money panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
After weeks of negotiation I have agreed a price on an apartment in Holly Village. My mortgage broker recommended their conveyancers. I paid an on account payment of £200. A few days later, the conveyancer called me to say that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Intending to buy a house in Holly Village. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Holly Village property lawyer is on the Kent Reliance conveyancing panel.
Will commercial conveyancing searches disclose proposed roadworks that could affect a commercial site in Holly Village?
Many commercial conveyancing solicitors in Holly Village will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Holly Village. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Holly Village.
For every commercial conveyancing transaction in Holly Village it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Holly Village commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Holly Village.
I have justfound out that Stirling Law have been shut down. They carried out my conveyancing in Holly Village for a purchase of a leasehold apartment 9 months ago. How can I check that the property is not still registered in the name of the former proprietor?
The quickest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Holly Village conveyancing specialists.
Looking forward to exchange soon on a studio apartment in Holly Village. Conveyancing solicitors inform me that they report fully within the next couple of days. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Holly Village should include some of the following:
-
Does the lease require carpeting throughout thus preventing wood flooring? Your conveyancers should enable you to have an understanding of the insurance requirements Details of the parties to the lease, for example these could be the tennant, head lessor, freeholder You need to be informed what constitutes a Nuisance in the lease Information concerning the obligations as set out in the lease to pay service charges - in relation to the building, and the more general rights a lessee has
I am the proprietor of a ground-floor 1960’s flat in Holly Village. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the premium due for the purchase of the freehold?
in cases where there is a missing landlord or where there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the LVT to decide the premium.
An example of a Lease Extension matter before the tribunal for a Holly Village flat is Flats 12A & 19, Evelyn Mansions Carlisle Place in June 2009. The Tribunal held that the price to be paid for the new lease of Flat 12A is £168,824, For the other flat the price was set at £169,110 This case was in relation to 2 flats. The unexpired term as at the valuation date was 56 years.