When it comes to lenders such as Lloyds, do Millbank conveyancers incur a yearly amount to be on the list of approved solicitors?
We are unaware of any mortgage company fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
Can I be sure that the Millbank conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Millbank getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer conducting your transaction.
We were going to get a AIP from Aldermore this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Aldermore recommend any Millbank solicitors on the Aldermore conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Millbank solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
2 months have gone by following my purchase conveyancing in Millbank concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. 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.
Over the last few months I have been searching for a flat up to £235,500 and identified one round the corner in Millbank I like with a park and transport links in the vicinity, however it only has 52 years unexpired on the lease. There is not much else in Millbank suitable, so just wondered if I would be making a grave error buying a short lease?
Should you require a mortgage that many years will likely be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.
I have been sourcing a conveyancing lawyer in Millbank for my house move. Is there any facility to see a solicitor's complaints history with the legal regulator?
You may see presented Solicitor Regulator Association (SRA) determinations arising from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The regulator may recorded call for training requirements.
Can you provide any top tips for leasehold conveyancing in Millbank with the intention of saving time on the sale process?
- Much of the frustration in leasehold conveyancing in Millbank can be bypassed if you get in touch lawyers as soon as your agents start advertising the property and ask them to collate the leasehold information which will be required by the purchasers’ conveyancers. The majority of freeholders or Management Companies in Millbank levy fees for providing management packs for a leasehold home. You or your lawyers should find out the actual amount of the charges. The management information sought on or before finding a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Millbank. If you have carried out any alterations to the residence would they have required Landlord’s permission? Have you, for example installed wooden flooring? Millbank leases often stipulate that internal structural changes or addition of wooden flooring necessitate a licence from the Landlord acquiescing to such alterations. Where you dont have the paperwork in place you should not communicate with the landlord without contacting your solicitor in the first instance. If there is a history of conflict with your landlord or managing agents it is very important that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be warry about purchasing a flat where there is an ongoing dispute. You may have to bite the bullet and discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is clearly preferable to present the dispute as historic as opposed to ongoing.
Following months of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Millbank. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a missing freeholder or where there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to make a decision on the amount due.
An example of a Lease Extension case for a Millbank 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 as at the valuation date was 56 years.
I purchased a house in Millbank last 8/10/2018 and to date it is still not recorded with the Land Registry. It is part of a new estate and my lawyer told me that it may take 12 months to complete the registration formalities. I have spoken with the Land Registry directly and they say that the initial application was cancelled due to failure to reply to requisitions. Should I be concerned?
It is your lawyer that you really need to get in touch with in order to satisfy any questions which have been raised as part of the registration formalities for your Millbank property. Normal Millbank conveyancing practice includes an undertaking on the part of the seller's property lawyer that they will assist in resolving any registration raised by HMLR so it may be a case of seeking to enforce that undertaking if necessary.