Am I correct in assuming that the fact that my conveyancer in Barons Court is not on my mortgage company's solicitor panel that there is a problem with the quality of his work?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack 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. If you are concerned you should contact the Barons Court conveyancing firm and ask them why they are no longer on the approved list for your lender.
In the event thatI was to purchase a simple residential housein Barons Court for cash and have no survey and no local authority searches how much should I expect to have to pay for conveyancing in Barons Court?
The only reduction in fees you would achieve is the costs for searches. The lawyer is obliged to do the vast majority of work - money laundering, correspond with your sellers conveyancing practitioner, SDLT submission, register the property etc. A marginal saving might be made by not having to register a charge but it won't be a lot.
I am considering mortgaging my house in Barons Court, does my lawyer have to be on the UBS Solicitor panel?
There is nothing to stop you using your solicitor, but UBS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I acquired my apartment on 13 July and the transaction details are still not registered. Any reason for this? My conveyancing solicitor in Barons Court said it should be formalised in less than a month. Are properties in Barons Court uniquely lengthy to register?
As far as conveyancing in Barons Court registration is no quicker or slower than anywhere else in the country. Rather than based on location, timescales can differ subject to who lodges the application, whether there are errors and if the Land registry communicate with any 3rd persons or bodies. Currently in the region of 80% of submission are fully addressed within 12 days but some can be subject to extensive delays. Registration occurs once the purchaser has moved in to the premises thus an expedited registration is not usually primary concern yet where there is a degree of urgency associated with the registration then you or your solicitor could speak with the land registry and explain the circumstances.
Is it simple use your search app to get a costs illustration from a conveyancing practitioner in Barons Court on the authorised to act for my lender?
1st pick a mortgage company such as HSBC Bank, The Mortgage Works or Platform Home Loans Ltd then choose your location for example Barons Court. Conveyancing firms in Barons Court and beyond should be listed.
I have just appointed agents to market my garden apartment in Barons Court. Conveyancing lawyers have not yet been instructed, but I have recently had a quarterly maintenance charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is clear the maintenance contribution as usual as all ground rent and maintenance invoices should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Notwithstanding our best endeavours, we have been unsuccessful in trying to purchase the freehold in Barons Court. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We can put you in touch with a Barons Court conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Barons Court property is 19 Crisp Road in June 2009. Following a vesting order (Under section 26 of the Leasehold Reform,Housing and Urban Development Act 1993) The tribunal determined that the premium payable for the acquisition of the freehold was £33,756,apportioned as to£12,285 for the lower at and £21,471for the upper fat. This case related to 2 flats. The remaining number of years on the lease was 68.32 years.