I am in need of a property lawyer. Should I go for for an internet conveyancer as opposed to a local Piccadilly conveyancing lawyer?
Generally conveyancing lawyers in your area will benefit from excellent alliances with your local authority, which could assist with your Piccadilly conveyancing searches that your lawyer will require. It can only be a plus if they enjoy strong connections with the Local Land Registry Office your area Piccadilly, other lawyers in the location and Piccadilly Estate Agents.
We are a couple about to exchange contracts for a garden flat in Piccadilly. We encountered a stumbling block. The loan offer with Birmingham Midshires runs out on 6/1/2025 but the vendors are putting forward a completion date of 8/1/2025. Is it possible to extend the mortgage offer?
The person best placed to deal with your concern is your conveyancer who will assess if he or she is corresponding with the mortgage company, vendor’s lawyers, property agents or indeed all parties based on the history of your conveyancing as of today.
Please explain the implications if my solicitor is removed from the HSBC Conveyancing panel ahead of completing my conveyancing in Piccadilly?
The first thing to point out is that, this is very unlikely to happen. 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 for a fee.
We previously selected conveyancing lawyers located in Piccadilly on the Leeds Building Society solicitor approved list. They are now charging me a supplemental sum for dealing with the Leeds Building Society mortgage. Is this a supplemental conveyancing fee specified by Leeds Building Society?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your property lawyer may charge a fee for this. This charge is not set by Leeds Building Society but by your Piccadilly conveyancing practitioner. Some firms on the Leeds Building Society panel will charge an ‘acting for lender’ fee and others do not.
We have a mortgage agreed in principle with Yorkshire BS. Piccadilly conveyancing practitioners were instructed. How long does it take for Yorkshire BS to issue the offer to the conveyancer?
Some lenders take longer than others. Have Yorkshire BS completed the valuation? Have you informed Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I was told two weeks ago that my mortgage has been agreed to by Nationwide. Is it usual for Nationwide to only issue the offer once my solicitor in Piccadilly is approved on their conveyancing panel? Nationwide have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
Are there restrictive covenants that are commonly picked up during conveyancing in Piccadilly?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Piccadilly. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Planning to exchange soon on a basement flat in Piccadilly. Conveyancing lawyers assured me that they are sending me a report within the next couple of days. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Piccadilly should include some of the following:
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The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. You should know if the lease allows you to alter or upgrade aspects of the property- you must be made aware as to whether any restrictions applies to all alterations or limited to structural alteration, and whether licences for alterations is mandated necessary Responsibility to repair and maintain the block. It is important for you to know who is responsible the repair and maintenance of all parts of the block and communal areas How long the lease is. You should be advised as what happens when the lease ends, and aware of the importance of not letting the lease term falling below eighty years What remedies are open the freeholder should you have contravened the provisions of the lease?
I am the proprietor of a ground flat in Piccadilly. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the premium due for the purchase of the freehold?
Where there is a absentee landlord or if there is disagreement about what the lease extension should cost, under the relevant statutes you can apply to the LVT to calculate the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Piccadilly property 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 was in relation to 1 flat. The unexpired term as at the valuation date was 21 years.