Is the fact that my conveyancer in Rickmansworth is not listed on my lender's conveyancing panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Rickmansworth conveyancing firm and ask them why they are no longer on the approved list for your bank.
We see that you have a post code search directory listing solicitors on the Bank of Ireland conveyancing panel. Do companies pay you a commission if I appoint them for our conveyancing in Rickmansworth?
We are a listing service only for law firms wishing to communicate if they are on the Bank of Ireland conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Rickmansworth.
My Solicitor in Rickmansworth has never been on on the Skipton Building Society Approved Panel. Can I still retain my family solicitor notwithstanding that they are not on the Skipton Building Society approved list?
Your options are as follows:
- Complete the purchase with your preferred Rickmansworth lawyers but Skipton Building Society will need to use a conveyancer on their panel. This will result in additional overall legal charges as well as cause frustration.
- Get a new lawyer to act in the purchase, not forgetting to check they are on the Skipton Building Society panel
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a quick, chain free conveyancing. Rickmansworth is where the house is located. Can you shed any light on this issue?
Flying freeholds in Rickmansworth are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Rickmansworth you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rickmansworth may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Estate agents have just been given the go-ahead to market my basement apartment in Rickmansworth. Conveyancing has not commenced, however I have recently received a half-yearly service charge invoice – what should I do?
The sensible thing to do is pay the service charge as usual given that all rents and maintenance charges will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Rickmansworth conveyancing firm to represent me?
in cases where there is a missing landlord or where there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the LVT to decide the price payable.
An example of a Lease Extension matter before the tribunal for a Rickmansworth premises is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case affected 3 flats. The number of years remaining on the existing lease(s) was 71 years.
It has taken forever and a day but a mortgage offer from a bank for the refinancing of my 4 bedroom garden flat is due by the end of next week. Could you suggest a low cost remortgage conveyancing practitioner in Rickmansworth ?
You are on the wrong site if you are in need of the cheapest conveyancing in Rickmansworth. Our intention is to offer excellent value conveyancing but we do not work with the cheapest lawyers. Avoid the trap of appointing companies offering £99 conveyancing in Rickmansworth.In your best case scenario, in going for cheap conveyancing, you will get what you pay for and at worst you will end up invoiced for additional fee and still not receive the service expected.