We're in Telford, FTBs buying with a mortgage (lender is Co-operative , and our lawyer is on the Co-operative conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Co-operative conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Is it the case that all Telford conveyancing solicitors on the Coventry BS conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Coventry BS approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many banks do allow licenced conveyancers on their panel and in that case the firms would be governed by the CLC.
We previously chose conveyancers located in Telford on the Principality solicitor approved list. They are now charging me a supplemental charge for handling the Principality mortgage. Is this an additional conveyancing fee specified by Principality?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your lawyer is entitled to charge a fee for this. This fee is not dictated by Principality but by your Telford solicitor. Some firms on the Principality panel will charge ’dealing with mortgage’ fee and others do not.
I am selling my flat. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Aldermore are being problematic. The Telford solicitor who is on the Aldermore conveyancing panel is recommending indemnity insurance as a solution but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have been told that property searches are a common reason for delay in Telford house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances during the legal transfer of property. Searches are unlikely to be the root cause of delay in conveyancing in Telford.
I am buying a new build apartment in Telford. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Telford
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The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are architect prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
Back In 2000, I bought a leasehold house in Telford. Conveyancing and Aldermore mortgage are in place. I have received a letter from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Telford who acted for me is not around. Do I pay?
First make enquiries of HMLR to make sure that this person is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Telford conveyancing lawyer to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Telford Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing
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How much is the ground rent and service charge? Please note if it is less than 80 years it will affect the marketability of the flat. It is worth checking with your bank that they are willing to to proceed given the lease term. A short lease means that you will most likely have to extend the lease at some point and it is worth discovering what this will be. For most Telfordlease extensions you will need to own the property for 24 months in order to be legally able to carry out a lease extension. It would be a good idea to investigate if there are any onerous restrictions in the lease. For instance some leases prohibit pets being allowed in in a block in Telford. If you love the flatin Telford but your dog is not allowed to live with you then you have a very hard choice.
It's been ten years since I last purchased a house. Searching on the web suggests that the costs range considerably. Is it possible for you to refer me to a trustworthy Telford lawyer that would act for me as well as represent TSB?
The purpose of this site is restricted to being a directory service for conveyancers who wish to be listed as being on the approved conveyancing panel for TSB in certain locations for instance Telford . We dont recommend any particular property lawyer.