Finally the sale completed on my house in Thornton Heath last July but my buyer keeps SMS messaging daily to say her solicitor is waiting to hear from mine. What should have happened following completion?
After completion of your house sale your conveyancer is committed to send the transfer documentation and all additional paperwork to the buyer’s solicitors. Depending on the transaction, your lawyer must also confirm that the legal charge in favour of the lender has been paid off to the buyers solicitors. There is unlikely to be post completion procedures specific conveyancing in Thornton Heath.
Are all Thornton Heath Conveyancing Quality Solicitors on the RBS conveyancing panel?
It is true that some banks and building societies now use CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
We had selected conveyancing lawyers locally in Thornton Heath on the Skipton solicitor panel. They are now charging me a supplemental amount for handling the Skipton mortgage. Is this a supplemental conveyancing fee set by Skipton?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your lawyer can charge a fee for this. The fee is not set by Skipton but by your Thornton Heath lawyer. Plenty of firms on the Skipton panel will levy ’dealing with mortgage’ fee but many firms incorporate it on their overall fee.
I have paid off my mortgage with Bank of Ireland. I assume I don't need a Thornton Heath conveyancing practitioner on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
Despite weeks of looking the Title Certificate and documents to our property are lost. The conveyancers who handled the conveyancing in Thornton Heath 5 years ago are no longer around. What are my next steps?
As long as you have a registered title the information relating to your ownership will be held by HMLR under a Title Number. It is possible to perform a search at the Land Registry, identify your property and order up to date copies of the Registered Entries for a small fee. If the property is Leasehold then the Land Registry will usually hold a file copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.
I have been on the look out for a ground for flat up to £195,000 and identified one round the corner in Thornton Heath I like with a park and transport links nearby, the downside is that it only has 49 years on the lease. I can't really find anything else in Thornton Heath in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a mortgage that many years will likely be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this.
Is it possible to change firm as I have to appoint one who is on the Alliance & Leicester conveyancing panel. I hired a high street conveyancing solicitor in Thornton Heath round the corner but she is not accepted by Alliance & Leicester
It would be our pleasure to help you select a conveyancing solicitor in Thornton Heath on the Alliance & Leicester panel. Please note that the property lawyers that we work with do not pay us a referral fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Thornton Heath. In utilising the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Thornton Heath.
What are your top tips when it comes to finding a Thornton Heath conveyancing practice to deal with our lease extension?
When appointing a solicitor for your lease extension (regardless if they are a Thornton Heath conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you talk with several firms including non Thornton Heath conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:
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What are the costs for lease extension work?
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Thornton Heath conveyancing firm to act on my behalf?
in cases where there is a absentee landlord or if there is dispute about the premium for a lease extension, under the relevant statutes it is possible to make an application to the LVT to decide the sum to be paid.
An example of a Lease Extension case for a Thornton Heath flat is Ground Floor Flat 14 Lodge Road in October 2013. the tribunal held that the price payable for the acquisition of the extended lease of the property should be £12,590 .00 This case affected 1 flat. The unexpired residue of the current lease was 69.46 years.