Can you clarify what the consequences are if my solicitor is removed from the Virgin Money Solicitor panel ahead of completing my conveyancing in Abridge?
First, this is a very rare occurrence. 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 for a fee.
Can you point me to a directory of TSB panel solicitors in Abridge on the UK Finance Lenders’ Handbook Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. A small selection of banks make their panel listings visible online. If you are in need of a Abridge conveyancer on the TSB please make the most of our facility.
We had appointed conveyancing lawyers with offices in Abridge on the Yorkshire BS solicitor panel. They are now charging me a further fee for the legal aspects of the Yorkshire BS mortgage. Is this an additional conveyancing fee set by Yorkshire BS?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your conveyancing practitioner is entitled to charge a fee for this. This charge is not dictated by Yorkshire BS but by your Abridge conveyancer. Plenty of firms on the Yorkshire BS panel will levy an ‘acting for lender’ fee and others do not.
Co-operative have agreed my mortgage in principle, my bid on a property in Abridge has been agreed to, what are the next steps?
The estate agent will wish to know who your solicitors are (make sure the property lawyers are on the bank’s panel). Call up Co-operative or the financial adviser and finish off any relevant documentation. Co-operative will sellect a valuer who will get in contact with the estate agent or seller to book an appointment. Once carried out (assuming no problems) it takes on average a week for the mortgage offer to be issued. Co-operative will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Abridge.
We are close to exchanging contracts on the sale of our house in Abridge and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed a web based conveyancing outfit rather than a conveyancing solicitor in Abridge. We have lived in Abridge for six years we know that this is a non issue. Should we get in touch with our local Authority to seek clarification that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I'm purchasing my first flat in Abridge benefiting from help to buy. The sellers refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not disclose to my conveyancer about this extras as it could jeopardize my mortgage with Alliance & Leicester . Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I inherited a basement flat in Abridge. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the sum payable for the purchase of the freehold?
Where there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the sum to be paid.
An example of a Freehold Enfranchisement decision for a Abridge flat is 201 & 201a St. Barnabas Road in October 2013. The Tribunal decided that the price to be paid by the Applicants for the freehold interest is £20,071. This case affected 2 flats. The number of years remaining on the existing lease(s) was 69.26 years.
What are the frequently found problems that you see in leases for Abridge properties?
Leasehold conveyancing in Abridge is not unique. All leases are individual and legal mistakes in the legal wording can sometimes mean that certain sections are wrong. The following missing provisions could result in a defective lease:
-
Service charge per centages that don't add up correctly leaving a shortfall
You will have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Accord Mortgages Ltd, Bank of Scotland, and Alliance & Leicester all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, obliging the buyer to pull out.
I am searching for Abridge conveyancing quotes online. Can I be assured that all the Abridge law firms that are listed on your website are on the mortgage company conveyancing panel?
The law firms listed on our site have advised us that they are on the mortgage company panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a lender or a member of the public that the data about a specific Abridge firm being on the mortgage company conveyancing panel is not accurate.