we are a couple who intend to purchase a 3 bedroom flat in Barnes Cray with a loan from Virgin Money.We use our Barnes Cray conveyancing lawyer but Virgin Money informed us her practice is not listed on their "panel". It seems we are left with no choice but to instruct a Virgin Money panel solicitor or retain our preferred solicitor and pay for a Virgin Money panel lawyer to represent them. This seems very unfair; Can we not simply insist that Virgin Money use our lawyer?
Unfortunately,no. The loan issued to you contains terms and conditions, a common one being that lawyers needs to be on the Virgin Money approved list. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Virgin Money
Are all Barnes Cray Conveyancing Quality Solicitors on the Nottingham conveyancing list of approved solicitors?
It is true that some banks and building societies now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
We had instructed conveyancers located in Barnes Cray on the Skipton solicitor approved list. They have just billed me a separate sum for dealing with the Skipton mortgage. Is this a supplemental conveyancing fee specified by Skipton?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your conveyancer may charge a fee for this. This charge is not set by Skipton but by your Barnes Cray conveyancer. Plenty of firms on the Skipton panel will levy ’dealing with mortgage’ fee but many firms incorporate it on their overall fee.
About to purchase flat in Barnes Cray. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Barnes Cray property lawyer is on the HSBC conveyancing panel.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Barnes Cray is the location of the property. Can you shed any light on this issue?
Flying freeholds in Barnes Cray are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Barnes Cray 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 Barnes Cray may decide 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.
Do I need to be suspicious that third parties that I am dealing with are encouraging me to use an online conveyancing firm rather than a High Street Barnes Cray conveyancing company?
As with lots of service providers, often referrals from relatives can be extremely useful or valuable. But there are numerous people with a vested interest in a conveyancing deal; estate agents, financial adviser and mortgage companies might all suggest conveyancers to use. On occasion the lawyers might be known to one of the organisations as being good in their field, but occasionally there is an underlying commercial relationship behind the recommendation. You have the right to select your own lawyer. However, bear in mind that some banks operate an approved list of law firms you must use for the lender aspect of your home move.
I am in need of some leasehold conveyancing in Barnes Cray. Before diving in I require certainty as to the remaining lease term.
If the lease is registered - and most are in Barnes Cray - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Barnes Cray conveyancing firm to help?
You certainly can. We are happy to put you in touch with a Barnes Cray conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Barnes Cray premises is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case related to 13 flats. The unexpired residue of the current lease was 76 years.
Is planning permission necessary to change a single dwelling into two appartments in Barnes Cray? This has occurred to a house adjacent to my home in Barnes Cray and was not aware of it happening until the works were finished.
Planning Consent yes. Building Regulations yes.