In the event thatI were to purchase a simple residential homein Park Royal for cash and dispense with a survey and no local authority searches how much would I expect to to save on my conveyancing in Park Royal?
The only reduction in fees you would make on is the Park Royal conveyancing searches. Your solicitor is obliged to do the vast majority of work - money laundering, correspond with the vendors conveyancer, stamp duty submission, register the title etc. A marginal saving might be made by not having to register a charge but it will not be significant.
When does exchange of contracts occur in purchase conveyancing in Park Royal and am I required to attend the conveyancers office?
If you are in close proximity to one of the conveyancing solicitors in Park Royal you are welcome to attend to sign documents. That being said, the firms we recommend offer countrywide coverage for conveyancing and provide as equally diligent and professional a job for you when dealing with you electronically. The signing of the sale agreement is not when everything is set in stone. Signing on the dotted line simply enables the conveyancer to officially exchange when the time is right, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Park Royal)to be in the office available at the end of the phone to exchange contracts.
I am assisting my sister sell her flat in Park Royal. Does the conveyancer commission an energy performance certificate or it is for the owner to coordinate?
Following the abolition of Home Packs, EPC’s was retained a required element of selling a house. An energy performance certificate should be to hand prior to the property being placed on the market. It is not something that law firms normally arrange. If you are instructing a Park Royal conveyancing practitioner they may help arrange EPC’s given their relationships with long established local energy assessors
I can not work out if my bank requires a lease extension. I have telephoned my Park Royal bank branch on various occasions and was told it wasn't an issue and they will lend. My Park Royal conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. Who do I believe?
As long as the solicitor is on the bank approved list, they must follow the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I was told four weeks ago that my mortgage has been agreed to by TSB. Is it usual for TSB to only issue the offer once my solicitor in Park Royal is approved on their conveyancing panel? TSB have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.
4 months have gone by following my purchase conveyancing in Park Royal took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. 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 premises 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 do I search for a Park Royal solicitor on the Nationwide Building Society conveyancing panel? I have wheels and am prepared to travel upto 25kilometers to meet the conveyancer.
Feel free to make use of the search on this page. Please choose the lender and your location and you will see a number of Park Royal conveyancing lawyers locally. We have detailed some Park Royal conveyancing firms towards the end of this page and you can call them to check if they are on the Nationwide Building Society panel
Do you have any top tips for leasehold conveyancing in Park Royal from the perspective of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Park Royal can be bypassed if you instruct lawyers as soon as your agents start marketing the property and ask them to put together the leasehold documentation needed by the buyers’ conveyancers. If you have carried out any alterations to the residence would they have required Landlord’s consent? Have you, for example laid down wooden flooring? Most leases in Park Royal state that internal structural changes or laying down wooden flooring require a licence issued by the Landlord consenting to such works. Should you fail to have the approvals in place do not communicate with the landlord without contacting your solicitor first. If there is a history of any disputes with your landlord or managing agents it is essential that these are resolved prior to the flat being marketed. The buyers and their solicitors will be warry about purchasing a property where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is better to present the dispute as historic rather than ongoing. Many freeholders or Management Companies in Park Royal charge for supplying management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management information can be applied for on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Park Royal.
I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Park Royal conveyancing firm to help?
if there is a missing landlord or if 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 assess the amount due.
An example of a Lease Extension matter before the tribunal for a Park Royal premises is 99 Connell Crescent in May 2013. the Tribunal held that the relevant sum for the purposes of the lease extension should be £72,566 to be paid by the leaseholder This case related to 1 flat. The remaining number of years on the lease was 28.42 years.