We are purchasing a 1 bedroom apartment in Pratt's Bottom with a mortgage. We like our Pratt's Bottom conveyancer, however the bank says he's not on their "panel". It seems we have no choice but to use one of the lender panel solicitors or retain our Pratt's Bottom lawyer as well as pay for one of their panel ones to represent them. This feels very unfair; are we not able to demand that the lender use our Pratt's Bottom conveyancing practitioner ?
No, not really. 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 Pratt's Bottom conveyancing lawyer to apply to be on the conveyancing panel.
I am assisting my sister sell her house in Pratt's Bottom. Does the conveyancer commission the EPC or it is for the seller to coordinate?
Following the abolition of Home Information Packs, energy performance certificates was retained a mandatory part of moving property. An EPC should be to hand before the property is marketed. It is not something that lawyers normally arrange. Where you are using a Pratt's Bottom conveyancing solicitor they might be able to arrange energy assessments due to their relationships with reputable Pratt's Bottom providers
We are getting the release of further monies on our mortgage from Clydesdale as we wish to carry out improvements to our property in Pratt's Bottom. Are we obliged to choose a bricks and mortar Pratt's Bottom solicitor on the Clydesdale conveyancing panel to handle the legals?
Clydesdale don't usually instruct a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale panel.
Last month we had a mortgage agreed in principle with Santander. Pratt's Bottom conveyancing lawyers were chosen. What is the average time that one could expect to receive a mortgage offer from Santander?
Some lenders take longer than others. Have Santander conducted the survey? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am buying a new build apartment in Pratt's Bottom. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Pratt's Bottom
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Please confirm the Lease plans are architect prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
I am thinking of appointing a conveyancing lawyer in Pratt's Bottom for my house move. Is it possible to check a solicitor's complaints history with the profession’s regulator?
One may read presented Solicitor Regulator Association (SRA) determinations stemming from investigations started on or after Jan 2008. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors record, 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, dial +44 (0)121 329 6800. The regulator sometimes recorded call for training purposes.
I am intending to let out my leasehold flat in Pratt's Bottom. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Some leases for properties in Pratt's Bottom do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
Following months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Pratt's Bottom. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a missing 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 assess the price payable.
An example of a Lease Extension case for a Pratt's Bottom residence is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case related to 1 flat. The unexpired term was 50.57 years.
I have today placed an offer on an apartment in Pratt's Bottom and the mortgage adviser that we are using suggested his lawyer. They quoted nine hundred pounds excluding VAT and disbursements. Does this sound steep?
You should not rely on a single estimate. You should obtain like-for-like quotes for your conveyancing in Pratt's Bottom. Then choose one that you trust and just as important, is on the approved panel of the bank that you are sourcing your mortgage from.