I am acquiring a flat in Arkley. My Solicitor is not on the lender conveyancing panel. Is it possible for me to continue with my Arkley conveyancing solicitor notwithstanding that they are excluded from the bank list of approved lawyers?
You have a couple of choices available to you here
- Complete the deal with your preferred Arkley property lawyer but your lender will need to use a solicitor from their approved list. The net result is additional cost together with potential frustration.
- Choose a new property lawyer to conduct the conveyancing, ensuring that they are on the lender conveyancing panel.
- Appeal to your solicitor to attempt to join the lender panel
We wanted to use a conveyancing solicitor in Arkley for our house purchase. Our financial adviser has since notified us that our mortgage lenders Skipton Building Society won't deal with them. Why is this not regarded as unfair competition?
A bank can direct that a panel conveyancer act for it. You would be liable to bear the charges for this. Try using our directory service to locate a solicitor to carry conveyancing in Arkley on the Skipton Building Society member panel.
What does a local search inform me regarding the property we're purchasing in Arkley?
Arkley conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company for example PSG The local search is essential in every Arkley conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your new home. The search should supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
Despite weeks of looking the Title Certificate and documents to my home are lost. The lawyers who did the conveyancing in Arkley 4 years ago have long since closed. What are my options?
In today’s world there are copies made of almost everything, and your lawyer will be aware exactly where to look for all the relevant documentation so you may buy or sell your house without a hitch. If copies are not available, your lawyer may be able to arrange cover in the form of insurance or indemnities protecting you against possible claims on the property.
How does conveyancing in Arkley differ for new build properties?
Most buyers of new build premises in Arkley come to us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because builders in Arkley typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Arkley or who has acted in the same development.
Last July I purchased a leasehold property in Arkley. Am I liable to pay service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Arkley conveyancing firm to represent me?
Where there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to arrive at the sum to be paid.
An example of a Lease Extension case for a Arkley property is Ground Floor Maisonette 17 Milton Road in January 2014. The Tribunal determined the premium payable by the Applicant to the should be £13,299 This case related to 1 flat. The unexpired lease term was 71.73 years.