Is the fact that my solicitor in Ladywell is not on my lender's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% 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. Should you be concerned you should simply call the Ladywell conveyancing practice and enquire why they are no longer on the approved list for your bank.
Do I have to visit the offices of the solicitor to sign the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Ladywell so that I can attend their offices if required.
Most approved lawyers for mortgage companies conduct all of the communications through Royal Mail, internet or over phone calls. This means that they can undertake the legal work for your home move regardless of where you live in the country. That being said you can check if you can still book an appointment to visit conveyancing lawyer if you prefer.
Taking into account that I am about to part with hundreds of thousands of pounds on a terraced house in Ladywell I would like to talk to a conveyancer concerning thehouse move prior to appointing the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you first talking to the solicitor due to be conducting your property ownership legalities in Ladywell.There is no ‘factory style conveyancing’ - every client is unique individual, not a case reference. The practices that we put you in touch with believe that the figure you are quoted for your conveyancing in Ladywell should be the figure that you are charged.
As co-executor for the will of my father I am disposing of a residence in Newport but I am based in Ladywell. My lawyer (approximately 235 kilometers awayhas requested that I execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing practitioner in Ladywell to attest and place their company stamp on the document?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are located in Ladywell
Having had my offer accepted I require leasehold conveyancing in Ladywell. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and 99.9% are in Ladywell - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
After months of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Ladywell. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
You certainly can. We can put you in touch with a Ladywell conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal 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 was in relation to 2 flats. The unexpired lease term was 74.25 years.
Myself and my partner have recently had an offer agreed on a house and had an appointment on Wednesday with Nationwide for the mortgage. They have informed me that when it comes to choosing a lawyer that unless they are on their approved panel of property lawyers then we will have to pay out a further fee of about two hundred pounds. This is because they will then have to instruct a property lawyer to act on their behalf in addition to the one we select on our behalf and we are liable for their costs. I have asked Nationwide to send me with a list so I can seek estimates only from their approved lawyers but was told they dont have such a list to hand over. Is there a list online?
You should ask Nationwide what their panel criteria is for a conveyancer.Then ask the conveyancing practitioner of your choice whether they meet the criteria and have they acted on loans for Nationwide in the past. If the answer to those is yes, then just double check with Nationwide. Another option is to make use of our search facility and we should be able to find you a conveyancer in Ladywell on the approved list for Nationwide.