I can't travel far from Addiscombe. Is there a reason why all Addiscombe conveyancing practitioners are not on all lender panels?
Banks point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The elimination of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its outcome included recommendations for mortgage companies to review their conveyancing panels, which triggered a major policy change in the sector. This led to lenders pruning less reputable firms from their official list of approved lawyers .
My wife and I are purchasing a house in Addiscombe. It might be a silly question but how we can trust a lawyer? On completion day we have to put our life savings into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am assisting my aunt sell her house in Addiscombe. Does the conveyancer arrange the energy assessment or should I organise this?
After the abolition of HIPs, EPC’s was kept a mandatory element of selling a property. An energy assessment needs to be to hand prior to the property being advertised. It is not as aspect of the sale process that conveyancers ordinarily arrange. If you are instructing a Addiscombe conveyancing lawyer they might help arrange EPC’s due to their contacts with reputable local energy assessors
is it true that all Addiscombe solicitor firms on the Co-operative conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Co-operative conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of mortgage companies do allow licenced conveyancers on their panel and in that case the practice would be regulated by the CLC.
The deeds to my property are lost. The conveyancers who did the conveyancing in Addiscombe 4 years ago no longer exist. What are my next steps?
Assuming you have a registered title the details of your ownership will be retained by the Land Registry with a Title Number. It is possible to perform a search at the Land Registry, locate your house and obtain current copies of the property title for a small fee. If the property is Leasehold then the Land Registry will also normally hold a certified duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Addiscombe is the location of the property. What do you suggest?
Flying freeholds in Addiscombe are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Addiscombe you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Addiscombe 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.
Am I better off to appoint a Addiscombe conveyancing lawyer in close proximity to the house I am hoping to buy? I have an old university friend who can conduct the legal formalities but her office is 200miles away.
The benefit of a local Addiscombe conveyancing firm is that you can visit the firm to execute paperwork, present your ID and pester them where appropriate. They will also have local intelligence which is a benefit. However it's more important to get someone that will pull out all the stops for you. If you know people who used your friend and they were happy that must trump using an unknown Addiscombe conveyancing lawyer solely due to them being Addiscombe based.
Estate agents have just been given the go-ahead to market my ground floor flat in Addiscombe. Conveyancing is yet to be initiated, but I have just had a quarterly service charge demand – what should I do?
The sensible thing to do is discharge the service charge as usual as all ground rent and service invoices will be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until 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 have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Addiscombe conveyancing firm to help?
Absolutely. We can put you in touch with a Addiscombe conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Addiscombe flat is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case was in relation to 4 flats. The number of years remaining on the existing lease(s) was 98 years.