All was ready to move into my new home in Worcester Park next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the lender. What risks does the bank expect the insurance to cover?
Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These obligations are not specific to conveyancing in Worcester Park.
We see that you have a search directory identifying solicitors on the Coventry BS conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Worcester Park?
We are a listing service only for law firms wishing to communicate if they are on the Coventry BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Worcester Park.
What is the difference between a licensed conveyancer and conveyancing solicitor in Worcester Park
There are many registered licenced Conveyancers in Worcester Park and Solicitor partnerships in Worcester Park who can help with your conveyancing We would stress that both are supervised by regulatory bodies with both specialising in the legal work in transferring property. The two can conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Worcester Park solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Worcester Park postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Worcester Park.
Nationwide have agreed my home loan in principle, my bid on a property in Worcester Park has been accepted, what happens next?
The estate agent will wish to know who your solicitors are (ensure that the lawyers are on the bank’s approved list). Call up Nationwide or your broker and finalise any appropriate documentation. Nationwide will sellect a valuer who will get in touch with the estate agent or seller to arrange a time for the valuation to take place. Once conducted (assuming no problems) it takes on average a fortnight to receive the mortgage offer. Nationwide will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Worcester Park.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Worcester Park is the location of the property. What do you suggest?
Flying freeholds in Worcester Park are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Worcester Park you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Worcester Park 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 residence.
I need to instruct a conveyancing lawyer in Worcester Park for my sale. Can I review a firm’s complaints history with the legal regulator?
Anyone may find published Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA could recorded call for training reasons.
I have recently realised that I have 72 years left on my flat in Worcester Park. I need to get lease extension but my landlord is can not be found. What are my options?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. However, you will be required to prove that you have used your best endeavours to find the landlord. On the whole an enquiry agent should be helpful to try and locate and to produce an expert document which can be accepted by the court as evidence that the freeholder can not be located. It is advisable to get professional help from a solicitor both on investigating the landlord’s absence and the application to the County Court overseeing Worcester Park.
Having spent months of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Worcester Park. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
You certainly can. We can put you in touch with a Worcester Park conveyancing firm who can help.
An example of a Lease Extension decision for a Worcester Park residence is 33 The Maisonettes Alberta Avenue in June 2014. the Tribunal decided that the premium payable for the grant of a new lease be the sum of £20,680 (Twenty Thousand six hundred and eighty pounds). This case was in relation to 1 flat. The unexpired term was 60.43 years.