I chose a high street solicitor for my conveyancing in Raynes Park yesterday. Reviewing the terms of engagement I notewe are liable for charges even if our purchase aborts. Should I go with them or select a web based lawyer advertising no completion no charge conveyancing in Raynes Park?
It is usually ‘give and take’ in that if "No Completion No Fee" is offered then the conveyancing charges will generally be higher to counteract the conveyances that do not go ahead. Do bear in mind that such schemes rarely cover expenses such as Raynes Park conveyancing search costs.
We wish to acquire a newly converted apartment in Raynes Park with a homeloan from Alliance & Leicester .We use our Raynes Park conveyancing solicitor but Alliance & Leicester informed us her practice is not listed on their "panel". we are left little option but to use a Alliance & Leicester panel solicitor or retain our high street solicitor and fork out for a Alliance & Leicester panel lawyer to represent them. This seems very unfair; Can we not simply insist that Alliance & Leicester use our lawyer?
No, not really. The mortgage offered to you contains terms and conditions, one of which will be that lawyers needs to be on the Alliance & Leicester solicitor panel. Until recently, most banks had large numbers of solicitors 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 solicitors to apply to be on the conveyancing panel for Alliance & Leicester
My wife and I are at the point of viewing houses in Raynes Park and I am now considering a potential offer. Is it too early to have a solicitor in place? I will be getting a mortgage with Yorkshire BS.
It would be sensible to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. As you are seeking a mortgage with Yorkshire BS, make sure you remember to check that your lawyer is on the Yorkshire BS conveyancing panel.
I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a Raynes Park property lawyer on the Leeds Building Society panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Raynes Park building society branch on various occasions and was told it wasn't a problem and they will lend. My Raynes Park conveyancing solicitor - who is on the bank conveyancing panel- called to say that they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the property lawyer is on the mortgage company panel, they must comply with the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
What does a local search reveal about the house we're buying in Raynes Park?
Raynes Park conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company for instance Searches UK The local search is essential in every Raynes Park conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your new home. The search should provide data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
I need to retain a conveyancing solicitor for some conveyancing in Raynes Park. I happened to land on a web site which seems to have the ideal offering If there is a chance to get all formalities done via email that would be ideal. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I've recently bought a leasehold house in Raynes Park. Do I have any liability for 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. 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 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 to extend my lease without success. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Raynes Park conveyancing firm to help?
Most definitely. We are happy to put you in touch with a Raynes Park conveyancing firm who can help.
An example of a Lease Extension case for a Raynes Park property is 33 The Maisonettes Alberta Avenue in June 2014. the Tribunal decided that the premium payable for the grant of a new lease be the sum of £20,680 (Twenty Thousand six hundred and eighty pounds). This case was in relation to 1 flat. The unexpired lease term was 60.43 years.