Am I correct in assuming that the fact that my conveyancer in Summerhill is not identified on my bank's conveyancing panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer 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 simply call the Summerhill conveyancing practice and enquire why they are no longer on the approved list for your lender.
What is the optimum way to discover of the solicitor conducting my conveyancing in Summerhill is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Lloyds TSB Bank thus paying £175.00 in another set of conveyancing invoice.
Please do take advantage of the search tool on this page. Please choose the mortgage company and type ‘Summerhill’ or your preferred area and you will discover a number of lawyer offices in Summerhill or by proximity to you.
I am assisting my niece sell her property in Summerhill. Does the conveyancer commission an energy performance certificate or do I organise this?
After the abolition of Home Packs, energy assessments was maintained a compulsory part of moving house. An energy assessment should be to hand in advance of the property being advertised. This is not a task that lawyers normally organise. If you are using a Summerhill conveyancing practitioner they may be willing to arrange EPC’s due to their relationships with long established local accredited person
Is it the case that all Summerhill conveyancing solicitors on the Skipton conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Skipton approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. The majority of lenders do permit licenced conveyancers on their panel and in such a situation the organisation would be overseen by the CLC.
Completion of my purchase has taken place for my property in Summerhill. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I'm purchasing my first flat in Summerhill benefiting from help to buy. The builders would not move on the amount so I negotiated 6k of extras instead. The property agent told me not to tell my lawyer about this deal as it could put at risk my loan with Halifax. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What makes a Summerhill lease unmortgageable?
There is nothing unique about leasehold conveyancing in Summerhill. All leases are individual and legal mistakes in the legal wording can sometimes mean that certain clauses are wrong. The following missing provisions could result in a defective lease:
-
Insurance obligations Service charge per centages that don't add up correctly leaving a shortfall
You may have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Halifax, Barnsley Building Society, and Aldermore all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, obliging the purchaser to pull out.
I bought a 2 bed flat in Summerhill, conveyancing was carried out March 1996. How much will my lease extension cost? Corresponding flats in Summerhill with an extended lease are worth £265,000. The ground rent is £50 per annum. The lease runs out on 21st October 2101
With only 76 years unexpired we estimate the price of your lease extension to span between £8,600 and £9,800 plus costs.
The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.
I happen to be an executor of my recently deceased mother’s Will, with a house in Summerhill which will be sold. The bungalow has never been registered at the Land Registry and I'm advised that some estate agents will insist that it is completed before they will move forward. What's the procedure for this?
In the circumstances that you have set out it seems sensible to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.