Me and my partner are purchasing a 3 bedroom flat in Piccadilly with a mortgage. We have a Piccadilly conveyancer, but the mortgage company advise he's not on their "panel". We have to appoint one of the lender panel solicitors or retain our Piccadilly lawyer and pay for one of their panel ones to represent them. We regard this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Piccadilly conveyancing lawyer to apply to be on the conveyancing panel.
Do conveyancers request money on account for conveyancing in Piccadilly?
If you are buying a property in Piccadilly your lawyer will request that you place them with monies to cover the the cost of the conveyancing searches. Ordinarily this is needed to cover the fees of the conveyancing searches. When the down payment is as part of the purchase price then this should be required shortly prior to exchange of contracts. Any further balance that is needed should be transferred a few days prior to the completion date.
I am looking to buy a flat and need a conveyancing solicitor in Piccadilly who is on the Birmingham Midshires conveyancing. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Birmingham Midshires in certain locations such as Piccadilly. We dont recommend any particular firm.
Do commercial conveyancing searches reveal impending roadworks that may affect a commercial property in Piccadilly?
Many commercial conveyancing solicitors in Piccadilly will perform a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Piccadilly. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Piccadilly.
For every commercial conveyancing transaction in Piccadilly it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Piccadilly commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Piccadilly.
I have todayfound out that Arc property Solicitors have closed. They conducted my conveyancing in Piccadilly for a purchase of a leasehold apartment 10 months ago. How can I establish that my home is in my name in the name of the previous owner?
The quickest method to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Piccadilly conveyancing specialists.
I am a negotiator for a long established estate agent office in Piccadilly where we have witnessed a number of leasehold sales put at risk due to short leases. I have been given inconsistent advice from local Piccadilly conveyancing firms. Please can you confirm whether the vendor of a flat can start the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
After months of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Piccadilly. Can we issue an application to the Residential Property Tribunal Service?
Where there is a absentee landlord or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to determine the price payable.
An example of a Lease Extension decision for a Piccadilly residence is Flat 1 3 Upper Belgrave Street in December 2010. The Tribunal determined that the price payablefor the Lease extension in respect of the subject premises was £2,202,007 This case related to 1 flat. The number of years remaining on the existing lease(s) was 21 years.