We wanted to use a conveyancing solicitor in Barnes for our house move. Our broker informed us that our mortgage company Birmingham Midshires won't deal with them. Why is this not regarded as unfair competition?
Banks normally restrict either the type or the number of conveyancing practices on their approved list of lawyers. Typical examples of such criteria being that a firm must have two or more partners. As well as restricting the type of firm, some have reduced the amount of firms they permit to represent them. Be aware that Birmingham Midshires have no responsibility for the quality of advice provided by any member of Birmingham Midshires Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of solicitor panels a few years ago even though there remains mixed views about the level of solicitor involvement in some of that fraud. Data from the Land Registry indicate that thousands of law firms, including some in or near Barnes only perform very few conveyances a year.
My wife and I are buying a apartment in Barnes. It might be a silly question but how we can trust a conveyancer? At some point we have to deposit 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.
Have just purchased a probate house at auction in Barnes. Conveyancing is necessary. What is next?
Having exchanged you should instruct a conveyancing lawyer as a matter of urgency as you are faced with a fast approaching a drop dead date to complete the conveyancing. Every auction property will have a corresponding auction set of papers. This should include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the auction papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You need to hand this to your appointed conveyancing solicitor as soon as possible. Do make sure that your finances are in order to complete on the on the contractual date .
We have agreed to purchase a house in Barnes. A rare aspect is that the roof has a solar panel. Clydesdale have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Clydesdale your lawyer must comply with the conveyancing requirements contained in Part 2 of UK Finance Lenders’ Handbook for Clydesdale. The Council of Mortgage Lenders’ Handbook stipulates minimum conditions for solar panel roof-space leases, and lawyers are required to report to Clydesdale where a lease fails to comply with these provisions. The provisions relate to the installation of panels on properties nationwide and is not isolated to Barnes.
Do I need to pay for insurance to protect me from financial exposure to chancel repairs when purchasing a house in Barnes?
Unless a previous acquisition of the property completed post 12 October 2013 you may take it that lawyers handling conveyancing in Barnes to continue to recommend a chancel search and or chancel repair liability insurance.
I am buying a new build house in Barnes with a loan from Virgin Money. The developers would not budge the price so I negotiated 6k of additionals instead. The house builders rep suggested that I not to tell my solicitor about the extras as it may affect my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
In what way does the Landlord & Tenant Act 1954 impact my business property in Barnes and how can you help?
The particular law that you refer to provides protection to business lessees, granting the a statutory right to make a request to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act for protection and assist with commercial conveyancing in Barnes
Jane (my partner) and I may need to let out our Barnes ground floor flat temporarily due to a career opportunity. We used a Barnes conveyancing practice in 2004 but they have since shut and we did not have the foresight to get any guidance as to whether the lease allows us to sublet. How do we find out?
The lease dictates relations between the freeholder and you the flat owner; in particular, it will set out if subletting is banned, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in Barnes do not contain subletting altogether – such a provision would undoubtedly devalue the property. In most cases there is a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the tenancy agreement.
Having spent months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Barnes. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most definitely. We are happy to put you in touch with a Barnes conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Barnes premises is 25 Petley Road in February 2010. The Tribunal determined that the price payable for the freehold of the subject premises should be £18,760. This case affected 2 flats. The unexpired term as at the valuation date was 156.6 years and 66.6 years.