Having sold my house in Arkley last November but the buyer keeps telephoning me to moan that his conveyancer needs to hear from mine. What should have happened following completion?
Post completion of your house sale your solicitor should forward the transfer documentation and all of the paperwork to the purchaser's solicitors. Where appropriate, your lawyer must also confirm that the home loan has been repaid to the buyers conveyancers. There are no post completion steps peculiar conveyancing in Arkley.
Are all Arkley Conveyancing Quality Solicitors on the Co-operative conveyancing panel?
Some major lenders now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
I have decided to exercise my right to buy my property in Arkley off the council. I have a mortgage agreed with Nationwide. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
I am selling my house. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Virgin Money are being difficult. The Arkley solicitor who is on the Virgin Money conveyancing panel is saying indemnity insurance will be fine but Virgin Money are insisting on a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I used Wolstenholmes several years ago for my conveyancing in Arkley. I now require my papers but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Arkley of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am a sole trader planning to take over a lease of a shop on the high street. Can you recommend solicitors offering no-move-no costs for commercial conveyancing in Arkley for below £1,200?
We can recommend firms who have specialist knowledge of commercial conveyancing in Arkley, including the sale and acquisition of businesses as well as simply premises. Whether you are hoping to acquire or lease a shop, pub, restaurant, office, retail unit or a complete business we can find you the right lawyer. Regarding the costs these will vary based on the structure and terms of the deal. Let us have your details or telephone us so that we may supply you with a detailed commercial conveyancing calculation.
I have been sourcing a conveyancing practitioner in Arkley for my house move. Is it possible to check a firm’s complaints history with the profession’s regulator?
Members of the public can see presented Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator may monitor telephone calls for training reasons.
Having spent months of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Arkley. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most definitely. We can put you in touch with a Arkley conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Arkley flat 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 was in relation to 1 flat. The unexpired lease term was 71.73 years.
In relation to leasehold conveyancing in Arkley what are the most common lease defects?
Leasehold conveyancing in Arkley is not unique. Most leases are drafted differently and legal mistakes in the legal wording can result in certain provisions are missing. The following missing provisions could result in a defective lease:
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Maintenance charge proportions which don’t add up to the correct percentage A provision to repair to or maintain parts of the property
A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. National Westminster Bank, Bank of Scotland, and Britannia all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, forcing the purchaser to pull out.