We are buying a 3 bedroom flat in Pratt's Bottom with a mortgage. We would like to retain our Pratt's Bottom conveyancer, however the lender says she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or keep our Pratt's Bottom property lawyer and pay for one of their panel lawyers to represent them. We regard this is unjust; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. Another option that might be available is for your Pratt's Bottom conveyancing lawyer to apply to be on the conveyancing panel.
We wanted to use a conveyancing solicitor in Pratt's Bottom for our house move. Our broker has since advised us that our bank Halifax won't deal with them. Surely this is unfair competition?
Before the recession most lenders had a different appetite for risk. Almost all Pratt's Bottom conveyancing firms would have been on many lender panels. The Financial Services Authority in 2010 carried out a thematic review into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more information from law firms concerning their operations and their employees as well as set certain criteria such a completing on a minimum amount of conveyancing. Many Pratt's Bottom conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Pratt's Bottom is one of the hundreds of areas where the solicitors showing on our search results are are authorised to act for Halifax.
Should commercial conveyancing searches reveal impending roadworks that could impact a commercial estate in Pratt's Bottom?
Its becoming the norm that commercial conveyancing solicitors in Pratt's Bottom will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Pratt's Bottom. The report sets out definitive information 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 Pratt's Bottom.
For every commercial conveyancing transaction in Pratt's Bottom it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Pratt's Bottom commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Pratt's Bottom.
We are a fortnight into a leasehold purchase having been directed to solicitors by the selling agent to handle our conveyancing in Pratt's Bottom. I am not happy. Can you you assist me in finding new conveyancers?
They would have to be very poor to suggest replacing them. Has your mortgage been generated? In the event that it has you must advise them of the new contact details and have the offer are re-issued. The conveyancer should be on the banks approved list to avoid added expenses and complications. So that should be your first question of the new lawyers. The search tool should help you find a lender approved solicitor for your home move in Pratt's Bottom
I've recently bought a leasehold flat in Pratt's Bottom. Am I liable to pay service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner 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. It is an essential part 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).
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Pratt's Bottom conveyancing firm to represent me?
Most definitely. We are happy to put you in touch with a Pratt's Bottom conveyancing firm who can help.
An example of a Lease Extension case for a Pratt's Bottom flat 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 affected 1 flat. The unexpired term was 50.57 years.
Do I stop my mortgage payments with Santander as soon as a completion date for my sale in Pratt's Bottom has been agreed?
You would be well advised to continue paying any mortgage payments to Santander pending the mortgage being paid off on completion as part of your Pratt's Bottom conveyancing.