Please explain the implications if my lawyer’s firm is expelled from the Virgin Money Conveyancing panel ahead of completing my conveyancing in Leaves Green?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I recently had an offer agreed on a house in Leaves Green. My financial adviser pressured me to appoint their lawyer. I paid an on account payment of £225. A few days later, the conveyancer contacted me embarrassingly acknowledging that they were not on the Virgin Money 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 Virgin Money 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.
I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Coventry BS are being problematic. The Leaves Green solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My sealed bid on a property in Leaves Green has been accepted, but there is a chain. The owners have offered on a property, however it’s not been accepted yet, and are looking at other properties in the pipeline. I have selected a high street conveyancing solicitor in Leaves Green. What should be my next step? At what stage should I apply for the mortgage with Skipton?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is approx £1k, then valuation, Leaves Green conveyancing search fees, etc). The first course of action is to check that your property lawyer is on the Skipton approved list. Concerning the next stages this very much dictated by the circumstances of your case, desire for the property and on the state of the market. In a hot market many purchasers will apply for the mortgage with Skipton and arrange for the valuation and only if it was satisfactory would they request their solicitor to proceed with searches.
It has been 2 months since my purchase conveyancing in Leaves Green completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Leaves Green differ for newly converted properties?
Most buyers of new build or newly converted property in Leaves Green come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is finished. This is because house builders in Leaves Green tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Leaves Green or who has acted in the same development.
Planning to complete next month on a ground floor flat in Leaves Green. Conveyancing solicitors inform me that they are sending me a report next week. What should I be looking out for?
Your report on title for your leasehold conveyancing in Leaves Green should include some of the following:
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Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? What remedies are open the freeholder should you have contravened the provisions of the lease? Rent payments - how much and what the invoice dates are, and also know whether this will change in the future Additions to the flat You should have a good understanding of the building insurance obligations
Following months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Leaves Green. Can we issue an application to the Residential Property Tribunal Service?
Where there is a absentee landlord or where there is dispute about what the lease extension should cost, under the relevant legislation you can apply to the First-tier Tribunal (Property Chamber) to arrive at the amount due.
An example of a Lease Extension matter before the tribunal for a Leaves Green property is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case was in relation to 1 flat. The unexpired residue of the current lease was 50.57 years.
A loan offer from a lender for the refinancing of my 3 bedroom maisonette is due within the next few days. Could you suggest an efficient remortgage conveyancing solicitor in Leaves Green ?
This site is not designed to help in pursuit of the lowest fares for conveyancing in Leaves Green. Our aim is to provide value for money conveyancing but we do not work with the cheapest lawyers. Resist the temptation to appoint brokers offering low cost conveyancing in Leaves Green.At best, in going for cheap conveyancing, you will get what you pay for and at worst you will end up paying a lot in extras and still not get the service expected.