I am buying a brand new apartment in Ardleigh Green and my conveyancer is informing me that she is duty bound to the bank to disclose incentives from the seller. I am under pressure to exchange contracts and I don't want to prolong the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
The Ardleigh Green conveyancing firm that I appointed last week on my house acquisition in Ardleigh Green have without warning shut down. I chose them because I had to have a firm on the Clydesdale conveyancing panel and my preferred Ardleigh Green lawyer was not. I gave my credit card details for them to take £195 for searches. What are my options?
If you have an estate agent involved then let them know immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Clydesdale conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.
is it true that all Ardleigh Green solicitor firms on the RBS conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the RBS approved list of solicitors they would need to be regulated by the SRA. Some lenders do permit licenced conveyancers on their panel and in such a situation the firms would be regulated by the Council of Licensed Conveyancers.
Two weeks ago we had a mortgage agreed in principle with RBS. Ardleigh Green conveyancing solicitors have been instructed. What is the average time that one could expect to receive a mortgage offer from RBS?
There is no definitive answer here. Have RBS conducted the survey? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have instructed a Ardleigh Green solicitor having checked that they are on the Nottingham conveyancing panel. Does my lawyer arrange the survey of the property?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham 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 conveyancer 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 Ardleigh Green postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Ardleigh Green.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Ardleigh Green. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Ardleigh Green
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Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
Taking into account that I am about to spend 450k on a house in Ardleigh Green I wish to have a conversation with the lawyer concerning theconveyancing ahead of instructing the firm. Is this something that you can arrange?
This is something that we recommend - we would be happy to talk to you we do not take any clients on without you liaising with the conveyancer due to be carrying out your conveyancing in Ardleigh Green.There is no ‘factory style conveyancing’ - every client is an important person, not a matter number. The practices that we put you in touch with believe that the fees you are quoted for residential conveyancing in Ardleigh Green should be the figure that you end up paying.
I wish to sublet my leasehold apartment in Ardleigh Green. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Notwithstanding that your previous Ardleigh Green conveyancing lawyer is not available you can review your lease to check if it allows you to sublet the property. The accepted inference is that if the deeds are non-specific, subletting is permitted. Quite often there is a prerequisite that you must seek consent via your landlord or some other party before subletting. The net result is that you cannot sublet without prior permission. The consent should not be unreasonably refused ore delayed. If the lease prohibits you from letting out the property you will need to ask your landlord if they are willing to waive this restriction.
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Ardleigh Green conveyancing firm to act on my behalf?
Absolutely. We are happy to put you in touch with a Ardleigh Green conveyancing firm who can help.
An example of a Lease Extension decision for a Ardleigh Green premises is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case affected 1 flat. The unexpired residue of the current lease was 57.5 years.