We see that you have a post code search directory identifying solicitors on the Santander conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Walton?
We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Walton.
Can I be sure that the Walton conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in Walton getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer handling your transaction.
We are getting a further advance on our mortgage from Co-operative as we wish to carry out a loft conversion to our home in Walton. Do we need to choose a nearby Walton solicitor on the Co-operative conveyancing panel to deal with the paperwork?
Co-operative do not ordinarily instruct a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative panel.
We have a mortgage agreed in principle with Yorkshire BS. Walton conveyancing lawyers are instructed. How long does it take for Yorkshire BS to send the offer to the conveyancer?
There is no definitive answer here. Have Yorkshire BS completed the survey? Have you informed Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
What does a local search tell me regarding the property my wife and I purchasing in Walton?
Walton conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company such as Searches UK The local search plays a central part in many a Walton conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your property. The search should supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.
Me and my brother purchased a terraced Georgian property in Walton. Conveyancing solicitor acted for me and Accord Mortgages Ltd. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Walton and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing practitioner who completed the work.
I need to instruct a conveyancing solicitor in Walton for my home move. Is it possible to check a firm’s complaints history with the profession’s regulator?
One may review presented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator could monitor call for training purposes.
I am a negotiator for a busy estate agency in Walton where we see a few flat sales put at risk as a result of short leases. I have received conflicting advice from local Walton conveyancing firms. Can you confirm whether the vendor of a flat can commence the lease extension process for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I have given up trying to reach an agreement for a lease extension in Walton. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to determine the sum to be paid.
An example of a Lease Extension decision for a Walton flat is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 82.93 years.