We wanted to use a property lawyer in Holly Village for our house move. Our financial adviser informed us that our mortgage company Barclays won't deal with them. Surely this is unfair competition?
Banks ordinarily restrict either the category or the amount of conveyancing practices on their member panel. Typical examples of such criteria being that a firm must have two or more partners. In addition to restricting the type of firm, a few lenders have reduced the amount of firms they permit to represent them. Be aware that Barclays have no responsibility for the quality of advice provided by any member of Barclays Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels since 2008 even though there remains mixed opinions concerning the extent of solicitor engagement in some of that fraud. Data from the Land Registry reveal that plenty of law firms, including some in or near Holly Village only execute very few conveyances a year.
I moved into my home on 4 July and the transaction details is not yet registered. Should I be concerned? My conveyancing solicitor in Holly Village advises it should be dealt with inside ten days. Are properties in Holly Village particularly slow to register?
There is nothing unique about conveyancing in Holly Village registration formalities. Rather than based on location, timeframes can adjust according to the party submitting the application, whether it is in order and whether the Land registry must send notices to any 3rd parties. As of today roughly 80% of submission are fully addressed within 12 days but some can be subject to extensive delays. Registration is effected once the buyer is living at the premises therefore post completion formalities is not typically an essential issue but if there is a degree of urgency associated with the registration then you or your lawyers could contact the land registry and explain the circumstances.
Due to the input of my in-laws I had a survey completed on a house in Holly Village prior to instructing lawyers. I have been advised that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies will not grant a mortgage on such a premises.
It depends who your proposed lender is. HSBC has different requirements from Nationwide. Should you wish to call us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Holly Village. Conveyancing will be smoother if you use a solicitor in Holly Village especially if they are familiar with such properties in Holly Village.
I have been advised by a number of property agents in Holly Village to get a quote from a solicitor on your site. What’s the financial inducement for Estate Agents to offer your services rather than a competitor’s?
We don’t give any referral fee for sending work in our direction. We found it would be just too difficult a fee because members of the public would think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
My husband and I are first time buyers - agreed a price, but the selling agent informed us that the seller will only proceed if we appoint their preferred lawyers as they want an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer used to conveyancing in Holly Village
We suspect that the owner is not behind this requirement. If they want ‘a quick sale', alienating a motivated buyer is not the way to achieve this. Bypass the agents and go straight to the sellers and make the point that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you will continue to use your preferred Holly Village conveyancing firm - not the ones that will provide the negotiator at the agency a kickback or achieve conveyancing thresholds set by senior management.
Last June I purchased a leasehold property in Holly Village. Do I have any liability for service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Having spent years of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Holly Village. Can we issue an application to the Residential Property Tribunal Service?
if there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the LVT to determine the price.
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 affected 2 flats. The unexpired term was 56 years.