Am I correct in assuming that the fact that my conveyancer in Barnes Cray is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s work?
That would more than likely be an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Barnes Cray conveyancing firm and enquire why they are no longer on the approved list for your lender.
In the event thatI were to purchase a straightforward propertyin Barnes Cray mortgage fee and dispense with a survey and no local authority searches how much should I expect to have to pay for conveyancing in Barnes Cray?
The only saving you would make on is the Barnes Cray conveyancing searches. The lawyer still be obliged to do everything else - money laundering, communicating with the sellers conveyancer, stamp duty submission, register the ownership etc. You might save a bit for them not having to register a mortgage however it will not be a lot.
Completed the sale of my flat in Barnes Cray last June yet the purchaser is calling daily complaining that their conveyancer is waiting to hear from mine. What are the post completion sale formalities now that I have sold?
Following your house sale your conveyancer is obliged to deliver the transfer deeds and all of the paperwork to the purchaser's lawyers. Depending on the transaction, your lawyer should also send confirmation that the mortgage has been repaid to the purchasers solicitors. There is unlikely to be post completion procedures just for conveyancing in Barnes Cray.
Our lender has recommended solicitors on their panel based in Barnes Cray but I would rather use a conveyancing lawyer in Barnes Cray or nearer to where I live. Are you able to assist?
The minority of Barnes Cray conveyancing firms are on all lender’s conveyancing panel. Please make use of the above search tool to locate a Barnes Cray conveyancing solicitor on the on the lender panel.
I completed on my house on 5 May and my personal details are still not registered. Should I be concerned? My conveyancing solicitor in Barnes Cray advises it would be concluded in less than a month. Are titles in Barnes Cray uniquely lengthy to register?
As far as conveyancing in Barnes Cray registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can differ depending on who lodges the application, whether there are errors and if the Land registry need to notify any other parties. As of today roughly three quarters of such applications are completed within 12 days but some can be subject to extensive hold-ups. Historically registration occurs once the buyer is living at the premises so registration formalities is not always an essential issue but where it is urgent that the the registration takes place urgently then you or your solicitor could communicate with the Registry to express the reasoning for the application to be prioritised.
Do you have any top tips for leasehold conveyancing in Barnes Cray with the intention of expediting the sale process?
- Much of the delay in leasehold conveyancing in Barnes Cray can be avoided where you appoint lawyers the minute your agents start advertising the property and ask them to put together the leasehold information needed by the buyers’ solicitors. The majority of freeholders or managing agents in Barnes Cray levy fees for supplying management packs for a leasehold property. You or your lawyers should find out the fee that they propose to charge. The management information can be applied for on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most usual cause of frustration in leasehold conveyancing in Barnes Cray. If you have carried out any alterations to the residence would they have required Landlord’s permission? Have you, for example installed wooden flooring? Most leases in Barnes Cray state that internal structural changes or installing wooden flooring require a licence issued by the Landlord acquiescing to such changes. Where you fail to have the paperwork in place you should not communicate with the landlord without checking with your conveyancer in advance. You may think that you are aware of the number of years remaining on your lease but it would be wise to double-check by asking your solicitors. A purchaser's lawyer will not be happy to advise their client to to exchange contracts if the lease term is less than 75 years. In the circumstances it is essential at an as soon as possible that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. A minority of Barnes Cray leases require Licence to Assign from the landlord. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers put in hand bank and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers.
Notwithstanding our best efforts, we have been unsuccessful in trying to reach an agreement for a lease extension in Barnes Cray. Can the Leasehold Valuation Tribunal adjudicate on premiums?
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 matter before the tribunal for a Barnes Cray property 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 number of years remaining on the existing lease(s) was 76 years.