Can you clarify what the consequences are if my lawyer’s firm is removed from the UBS Conveyancing panel ahead of completing my conveyancing in Woodside?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, chain free conveyancing. Woodside is the location of the property. Can you offer any guidance?
Flying freeholds in Woodside are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Woodside you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Woodside 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 property.
Is it possible to change conveyancer as I need to retain one who is on the Coventry Building Society conveyancing panel. I had appointed a high street conveyancing solicitor in Woodside five minutes from me but the firm is not approved by Coventry Building Society
It would be our pleasure to help you find a conveyancing solicitor in Woodside on the Coventry Building Society panel. Please note that the law firms that we work with do not pay us commission if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Woodside. In making use of search facility on this page, you can contrast fees for conveyancing solicitors in Woodside and beyond.
We're new on the property ladder - agreed a price, but the property agent has warned us that the vendor will only go ahead if we instruct their preferred lawyers as they want an ‘expedited deal’. We would rather use a family conveyancer accustomed to conveyancing in Woodside
We suspect that the owner is not behind this ultimatum. If they require ‘a quick sale', taking such a hostile approach to a genuine purchaser is going to damage their objectives. Contact the sellers directly and make the point that (a)you are keen to buy (b)you are ready to progress, with finances arranged © you are chain free (d) you intend to proceed fast (e)but you intend to appoint your own,trusted Woodside conveyancing solicitors - not the ones that will give the negotiator at the agency a introducer fee or meet his conveyancing targets pre-set by corporate headquarters.
Estate agents have just been given the go-ahead to market my ground floor flat in Woodside. Conveyancing lawyers have not yet been instructed, however I have just received a half-yearly service charge invoice – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should pay the service charge as usual as all ground rent and maintenance payments will be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I own a second floor flat in Woodside. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the amount payable for the purchase of the freehold?
if there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to assess the premium.
An example of a Lease Extension matter before the tribunal for a Woodside 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 lease term was 69.46 years.
I have chosen a Woodside conveyancing solicitor for our house purchase (first time buyers) and have spotted in the terms and conditions that they are not governed by the FCA. Am I right to be concerned or is that standard with property lawyer?
We can't see why they should be. Most property lawyer don't lend money. You should check that they are regulated by the SRA, who set strict laws regulating amounts deposited by them.