Much to our surprise we have been notified by our mortgage adviser that my Turnpike Lane the law firm I have appointed is not on the lender Conveyancing panel. How can I be certain whether this is indeed the case?
The first thing you need to do is to contact your Turnpike Lane conveyancer. You lawyer should inform you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
Having invested time looking at online forums for an affordable solicitor in Turnpike Lane, many comment that I must use a CQS accredited solicitor. What is CQS?
Turnpike Lane Conveyancing Quality Scheme practices have achieved accreditation by the law Society CQS was brought about to promote high standards in the in the legal transfer of properties. CQS enables house movers to identify practices who provide a quality residential conveyancing. Turnpike Lane is one of the many areas in England and Wales in which accredited firms have offices. The conveyancing scheme obliges law firms to undergo a strict assessment, compulsory training, self-certification, spot checks and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Legal Ombudsman.
Forgive me if this question is silly but I am new to the process as FTB of a ground floor flat in Turnpike Lane. Do I pick up the keys to the house on completion from my conveyancer? If so, I will appoint a High Street conveyancing solicitor in Turnpike Lane?
On the day of completion you do not need to go to the conveyancers office in Turnpike Lane. Conveyancing lawyers for you will electronically transfer the completion advance to the seller's conveyancers, and once they have received this, you will be called to pick up the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.
When it comes to lenders such as Clydesdale, do Turnpike Lane conveyancing practitioners face a yearly amount to be on the conveyancing panel?
We are not aware of any mortgage company fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
We are getting a further advance on our home loan from Kent Reliance as we wish to carry out a loft conversion to our property in Turnpike Lane. Do we need to choose a nearby Turnpike Lane solicitor on the Kent Reliance conveyancing panel to deal with the paperwork?
Kent Reliance don't usually appoint a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance list.
It has been 3 months following my purchase conveyancing in Turnpike Lane completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered 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. Turnpike Lane is where the house is located. Can you shed any light on this issue?
Flying freeholds in Turnpike Lane are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Turnpike Lane you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Turnpike Lane may determine 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.
How does the Landlord & Tenant Act 1954 affect my business offices in Turnpike Lane and how can your lawyers assist?
The 1954 Act affords security of tenure to commercial tenants, granting the a statutory right to apply to court for a continuation of occupancy when the lease reaches an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act for protection and assist with commercial conveyancing in Turnpike Lane