I am only a couple days away from an exchange on a flat in Iver and my parents have transferred the 10% deposit to my conveyancer. I am now told that as the deposit has not come from me my property lawyer needs to disclose this to my mortgage company. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I informed the bank regarding my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?
The lawyer is duty bound to check with mortgage company to make sure that they understand that the balance of the purchase price is not from your own funds. Your solicitor can only disclose this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
My lawyer in Iver is not on the Bank of Scotland Approved Panel. Is it possible for me to continue with my prefered solicitor even though they are not on the Bank of Scotland panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your preferred Iver lawyers but Bank of Scotland will need to use a lawyer on their list of acceptable firms. This will inevitably rack up the overall conveyancing charges and cause delays.
- Get a new practitioner to to deal with the purchase, remembering to check they are Persuade your conveyancer to use their best endeavours to join the Bank of Scotland conveyancing panel
I am a sole trader wishing to lease a unit on the high street. Can you recommend conveyancers offering fixed fees for commercial conveyancing in Iver for below 2k?
We can recommend firms who have specialist knowledge of commercial conveyancing in Iver, including the sale and acquisition of businesses as well as simply property. Whether you are hoping to buy or dispose of a shop, pub, restaurant, office, retail unit or a complete business we can find you the right firm. Regarding the costs this will depend on the structure and complexity of the proposed transaction. Please provide us with your contact information or telephone so as to enable us to supply you with a detailed commercial conveyancing calculation.
My husband and I are novice buyers - had an offer accepted, but the property agent advised that the seller will only proceed if we use the agent's preferred lawyers as they want a ‘quick sale’. My instinct tells me that we should use a local conveyancer used to conveyancing in Iver
We suspect that the owner is not behind this demand. Should the seller require ‘a quick sale', alienating a motivated buyer is not the way to achieve this. Contact the vendors directly and make the point that (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you intend to appoint your preferred Iver conveyancing firm - not the ones that will earn the negotiator at the agency a commission or hit his conveyancing thresholds set by senior management.
Expecting to complete next month on a studio apartment in Iver. Conveyancing solicitors inform me that they will have a report out to me next week. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Iver should include some of the following:
-
Repair and maintenance of the property The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. You should know if the lease allows you to alter or upgrade aspects of the premises- you should be made aware as to whether it relates to all alterations or limited to structural alteration, and whether consent is required How long the lease is. You should be advised as what happens when the lease expires, and informed of the importance of not letting the lease term falling below eighty years
Despite our best endeavours, we have been unsuccessful in negotiating a lease extension in Iver. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We are happy to put you in touch with a Iver conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Iver premises is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case was in relation to 2 flats. The unexpired term as at the valuation date was 69 years.
My nephew is just in the process of moving home, he had his mortgage in principle. One the seller agreed the offer on the house we contacted the mortgage company to progress the mortgage application. We were very surprised to learn that banks do not accept all solicitor, they have to be on a list, is this legal?
Banks normally restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Iver conveyancer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.