I have just been advised by my broker that my Bedfont solicitor is not on the bank Solicitor panel. What can I do to be certain if this is indeed the case?
Your first step should be to call your Bedfont lawyer directly. You lawyer should advise you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
Our Bedfont conveyancer has identified a difference between the surveyor’s assumptions in the valuation survey and what is revealed within the conveyancing documents. My solicitor informs me that he is duty bound to check that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s stance right?
Your lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
We are expecting a mortgage offer soon. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to instruct their panel solicitor as I would prefer to instruct a Bedfont based conveyancing firm?
You should check but the the probability is that appoint one of their panel solicitors where you want the "fee-free" incentive. Speak to the bank to see if they make available a monetary alternative. Some lenders have previously offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Bedfont.
I am purchasing a 4 bedroom semi-detached house in Bedfont. The intention is to convert the garage to an office at the property.Will the conveyancing process involve investigations to determine if these alterations are allowed?
Your solicitor will check the registered title as conveyancing in Bedfont can sometimes reveal restrictions in the title deeds which prohibit categories of works or necessitated the permission of another owner. Many extensions need local authority planning permissions and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
Last month we had a mortgage agreed in principle with RBS. Bedfont conveyancing practitioners were appointed. How long does it take for RBS to issue the offer to the solicitor?
Some lenders take longer than others. Have RBS done the valuation? Have you advised RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am selling my house. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Santander are being pedantic. The Bedfont solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
What does commercial conveyancing in Bedfont cover?
Bedfont conveyancing for business premises covers a wide array of services, provided by qualified solicitors, relating to business property. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
I've recently bought a leasehold house in Bedfont. Do I have any liability for service charges for periods before my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
My wife and I have hit a brick wall in trying to purchase the freehold in Bedfont. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most certainly. We are happy to put you in touch with a Bedfont conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Bedfont residence is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case related to 1 flat. The remaining number of years on the lease was 82.93 years.