My friend's step-father is a conveyancer. I hope that I'll be able to get mate’s fee for conveyancing, but if not, what kind of figure would I typically be looking at for conveyancing in Northfleet?
Do contrast pricing. Do use our comparison tool on this site. The estimates seem to vary but service levels do are distinct between property lawyers as is true with the vast majority of professional services.
Is it the case that all Northfleet CQS (Conveyancing Quality Scheme) solicitors are on the Clydesdale conveyancing list of approved firms?
A selection of lenders now use CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
We have agreed to purchase a house in Northfleet. An unusual aspect is that the roof has a solar panel. Co-operative have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Co-operative your lawyer must follow the conveyancing instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Co-operative. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and solicitors are required to report to Co-operative where a lease does not satisfy these specifications. The provisions relate to the installation of panels on properties nationwide and is not restricted to Northfleet.
I am selling my house. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, HSBC are being problematic. The Northfleet solicitor who is on the HSBC conveyancing panel is saying indemnity insurance will be fine but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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.
Various web forums that I have visited warn that are the main cause of delay in Northfleet house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any delay in conveyancing in Northfleet.
I need to instruct a conveyancing lawyer in Northfleet for my remortgage. Is there any facility to check a solicitor's record with the legal regulator?
One may find published Solicitor Regulator Association (SRA) decisions arising from investigations started on or after Jan 2008. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The regulator could recorded call for training requirements.
Last August I purchased a leasehold property in Northfleet. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Northfleet - A selection of Queries before buying
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The majority of Northfleet leasehold properties will be liable to pay a service bill for maintenance of the building set by the landlord. If you acquire the property you will have to pay this amount, usually in instalments during the year. This could be anything from a few hundred pounds to thousands of pounds for buildings with lifts and large communal areas. There will also be a rentcharge to be met yearly, ordinarily this is not a large amount, say approximately £25-£75 but you should to enquire as sometimes it could be many hundreds of pounds. This question is useful as a) areas could result in problems in the building as the common areas may begin to deteriorate if services are not paid for b) if the leaseholders have a dispute with the running of the building you will want to have all the details Is the freehold owned jointly by the tenants?
Finally our conveyancing in Northfleet is completing this Friday, yet the sellers I am buying from wants to vacate on the Saturday noon. Do I agree to this?
In situations where you need a loan then your conveyancer will demand that the property isvacant on Friday - the mortgage company will require it.