My mortgage broker says he needs my Purfleet law firm’s panel reference for the Nationwide conveyancing panel. What is the best way to find this out. I have tried my local Purfleet office but they don't know it.
Have you tried speaking to your Purfleet solicitor about this?. They should have a central record lender panel numbers.
Do the Building Society Association intend to launch a online directory to list solicitors on the Loughborough BS conveyancing panel for example in Purfleet?
We have not been informed any plans on the part of the BSA to develop such a register.
My wife and I are buying a house in Purfleet. It might be a silly question but how we can trust a solicitor? At some point we will need to send funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We have agreed to purchase a house in Purfleet. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender RBS be concerned?
Given that your lender is RBS your lawyer must follow the conveyancing requirements outlined in Section two of UK Finance Lenders’ Handbook for RBS. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and solicitors are required to report to RBS where a lease fails to comply with these provisions. The conditions relate to the installation of panels on properties nationwide and is not restricted to Purfleet.
Virgin Money have agreed my home loan in principle, my offer on a house in Purfleet has been accepted, what are the next steps?
Your estate agent will need to know who your solicitors are (ensure that the conveyancers are on the bank’s panel). Contact Virgin Money or the broker and complete any relevant forms. Virgin Money will appoint a valuer who will get in contact with the estate agent or vendor to arrange a time for the valuation to occur. Once conducted (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Virgin Money will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Purfleet.
I moved into my home on 10 February and the transaction details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Purfleet expressed confidence that it would be concluded inside ten days. Are transfers in Purfleet particularly slow to register?
There is nothing unique when it comes to conveyancing in Purfleet registration formalities. Rather than based on location, timeframes can vary subject to who lodges the application, whether there are errors and whether the Land registry have to notify any interested parties. Currently in the region of three quarters of submission are fully dealt with within 12 days but some can be subject to extensive hold-ups. Registration takes place once the buyer has moved in to the property so 'speed' is not usually top priority but if there is a degree of urgency associated with the registration then you or your solicitor should communicate with the Registry to express the reasoning for an expedited registration.
Last April I purchased a leasehold flat in Purfleet. Do I have any liability for service charges relating to a period prior to 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. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure 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).
My wife and I have hit a brick wall in trying to purchase the freehold in Purfleet. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to arrive at the price payable.
An example of a Lease Extension case for a Purfleet flat is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case was in relation to 13 flats. The remaining number of years on the lease was 76 years.
What can I do where I am unhappy with the conveyancer who conducted our conveyancing in Purfleet?
Occasionally the level of service you receive is not as you expect, and unfortunately sometimes matters do not go as planned. Nevertheless there is recourse if you were dissatisfied with your conveyancing in Purfleet. This varies from trying to resolve matters directly with them, through to reporting a solicitor to their governing body. If things still aren’t sorted out you may consider enlisting the help of the Legal Ombudsman.