I plan on acquiring a ground floor flat in Ladywell. My property lawyer is not listed on the lender solicitor panel. Can I still continue with my Ladywell conveyancing solicitor even though they are not on the lender panel?
One will need to appoint a lawyer to deal with the formalities if you require a mortgage to purchase your home. The solicitor will carry out all the appropriate legal checks on the property, ensuring that you’re registered as proprietor and ensure that all the required mortgage paperwork is dealt with. One can instruct a Ladywell conveyancing practitioner of your choice. Nevertheless, where the solicitor appointed is not a member of the lender approved list supplemental fees will be levied as separate legal representation will be required by them. Lender panel applications may be submitted, so if your conveyancer has not previously applied for membership they should take the opportunity to apply.
I am assisting my mother sell her property in Ladywell. Does the conveyancer arrange an EPC or it is for the seller to see to?
Following the abolition of HIPs, energy assessments became a mandatory part of moving property. An energy assessment should be commissioned prior to the property being advertised. This is not something that conveyancers normally organise. Where you are using a Ladywell conveyancing lawyer they may help arrange energy performance certificates given their relationships with long established Ladywell assessors
We are purchasing a 4 bedroom semi-detached house in Ladywell. The intention is to carry out a loft conversion at the house.Will the conveyancing process involve checks to see if these alterations are permitted?
Your conveyancer will review the deeds as conveyancing in Ladywell can on occasion identify restrictions in the title deeds which prevent categories of changes or necessitated the permission of another owner. Some additions call for local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
When it comes to lenders such as Clydesdale, do Ladywell solicitors have to pay a fee to be on the conveyancing panel?
We are not aware of any lender fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
I acquired my apartment on 8 November and the transaction details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Ladywell advises it should be formalised in a couple of weeks. Are titles in Ladywell uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Ladywell registration formalities. As opposed to being determined by geographic area, timescales can differ depending on the party submitting the application, whether it is in order and if the Land registry communicate with any interested parties. At present approximately three quarters of such applications are fully addressed in less than three weeks but occasionally there can be extensive hold-ups. Registration takes place once the new owner has moved in to the property thus an expedited registration is not always primary concern but if there is a degree of urgency associated with the registration then you or your solicitor should contact the land registry and explain the circumstances.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Ladywell is the location of the property. Can you shed any light on this issue?
Flying freeholds in Ladywell are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ladywell you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ladywell may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Can you offer any advice when it comes to appointing a Ladywell conveyancing practice to carry out our lease extension conveyancing?
When appointing a solicitor for lease extension works (regardless if they are a Ladywell conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with several firms including non Ladywell conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:
If they are not ALEP accredited then why not? How familiar is the firm with lease extension legislation?
Despite our best endeavours, we have been unsuccessful in negotiating a lease extension in Ladywell. Can this matter be resolved via the Leasehold Valuation Tribunal?
Absolutely. We can put you in touch with a Ladywell conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Ladywell premises is 44 Elmer Road in January 2013. The Tribunal dacied that amount to be paid by the Leaseholders for the Landlords freehold reversion was £12,951 as at the valuation date (20" September 2012).This matter was referred back to the Bromley County Court to deal with costs, fees and any other outstanding matters. This case affected 2 flats. The unexpired term was 74.25 years.
We recently found out that one of the partners of the solicitors acting on the purchase conveyancing in Ladywell is is the father of the vendor. Is this allowed?
As long as there is no conflict of interest this is permitted. If you are needing a mortgage then the lender may have a say as many lenders have specific requirements concerning this. For example for Yorkshire Building Society as of 17/10/2021, the requirements read as follows :
* there is no conflict of interest and none arises during the transaction
* the firm is a partnership
* the conveyancer acting is not the borrower or a member of the borrower's immediate family