I have just been advised by my mortgage adviser that my Woodside the law firm I have appointed is not on the bank Solicitor panel. How can I be sure whether this is correct?
You need to contact your Woodside conveyancer. You lawyer should advise you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
Finally the sale completed on my house in Woodside last September yet the purchaser is SMS messaging every few hours to moan that their lawyer needs to hear from mylawyer. What should have happened following completion?
Following your sale your solicitor should deliver the transfer documentation and all of the paperwork to the buyer’s lawyers. Depending on the transaction, your conveyancer should also confirm that the mortgage has been paid off to the purchasers conveyancers. There are no post completion steps peculiar conveyancing in Woodside.
After researching mumsnet.com for a high-quality lawyer in Woodside, most post that I must look for a CQS assured lawyer. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with prudent and efficient conveyancing processes via the scheme protocol It covers many partnerships who execute conveyancing in Woodside.
Have just purchased a repossessed house at auction in Woodside. Conveyancing is required. What happens now?
Having to all intents and purposes signed on the dotted line you should instruct a conveyancing solicitor quickly as you are faced with a pending a drop dead date to complete the purchase. All auction property should have a bespoke legal set of papers. This should include evidence of title and search results. In the case of leasehold property the auction papers should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You need to give this to your appointed conveyancing solicitor ASAP. You also need to ensure that you have funds organised to complete on the on the contractual date .
A friend informed me that in purchasing a property in Woodside there could be various restrictions prohibiting external changes to a property. Is this right?
There are a number of properties in Woodside which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Woodside should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are aiming to move house in November. Does my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you recommend a removal company in Woodside. Conveyancing solicitor was found before I stumbled across your website.
On the day of completion you will need to pick up the house keys from your property agent but this should only take place after the sellers solicitors confirm to the agent that they have the completion monies and the keys can be collected. You will need to inform the removal company that you are ready to move in. We do not suggest a specific removal company but can assist you in locating a residential property solicitor in Woodside or a lawyer with expertise in conveyancing in Woodside.
I opted to have a survey completed on a property in Woodside before appointing conveyancers. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some lenders may refuse to issue a mortgage on this type of premises.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. If you e-mail us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Woodside. Conveyancing may be slightly more expensive based on your lender's requirements.
I've recently bought a leasehold property in Woodside. Am I liable to pay service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Woodside conveyancing firm to act on my behalf?
if there is a absentee landlord or if there is disagreement about what the lease extension should cost, under the relevant statutes you can apply to the LVT to determine the sum to be paid.
An example of a Lease Extension decision for a Woodside premises 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 term was 69.46 years.