We are looking to buy a property and need a conveyancing solicitor in Belgravia who is on the Co-operative solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Belgravia.
I have been recommended a conveyancing solicitor in Belgravia. I I am struggling to find out if they are on the TSB conveyancing panel. Can you assist?
You should contact the solicitor and enquire if they are on the lender panel. Otherwise you should call TSB who may be able to help.
I am assisting my aunt sell her flat in Belgravia. Does the conveyancing solicitor arrange the energy assessment or do I organise this?
After the abolition of Home Packs, energy performance certificates remained a mandatory part of selling a house. An EPC should be commissioned prior to the property being advertised. This is not as aspect of the sale process that solicitors ordinarily arrange. If you are instructing a Belgravia conveyancing practitioner they might help arrange energy assessments given their relationships with long established local energy assessors
I am purchasing a property in Belgravia. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Lloyds be concerned?
As your lender is Lloyds your lawyer must check the formal instructions set out in Part 2 of UK Finance Lenders’ Handbook for Lloyds. The Council of Mortgage Lenders’ Handbook stipulates minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Lloyds where a lease fails to comply with these provisions. The specifications relate to the installation of panels on properties countrywide and is not isolated to Belgravia.
At last I have had an offer on a flat in Belgravia agreed to, but there is a chain. The owners have placed an offer on a flat, however it’s not been accepted yet, and are looking at other apartments in the pipeline. I have instructed a local conveyancing solicitor in Belgravia. What do I do now? When do I get the mortgage application with Barclays started?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then valuation, Belgravia conveyancing search fees, etc). The first thing to do is check that your solicitor is on the Barclays conveyancing panel. As to the next stages this very much depends on the circumstances of your case, motivation for the property and on the state of the market. During a buoyant market the majority of home buyers will apply for a home loan with Barclays and pay for the valuation and only if it was satisfactory would they ask their solicitor to move forward with the conveyancing in Belgravia.
three months have elapsed following my purchase conveyancing in Belgravia completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
My wife and I purchased a leasehold flat in Belgravia. Conveyancing and Virgin Money mortgage are in place. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1993. The conveyancing solicitor in Belgravia who acted for me is not around. Any advice?
The first thing you should do is make enquiries of the Land Registry to make sure that this person is indeed the new freeholder. You do not need to incur the fees of a Belgravia conveyancing practitioner to do this as it can be done on-line for a few pound. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the leaseholder of a basement flat in Belgravia. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount due for the purchase of the freehold?
if there is a missing landlord or if there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to decide the sum to be paid.
An example of a Lease Extension case for a Belgravia property is Flat 3 47 Cadogan Square in December 2010. the Tribunal determined that the premium payable to the landord by the leaseholder for the lease extension was £732,935 This case was in relation to 1 flat. The unexpired residue of the current lease was 13.33 years.
My partner and I are purchasing a 2 bedroom flat in Belgravia. At the time of instructing our conveyancing practitioner, they assured us that they were on all mainstream mortgage company panels. The mortgage broker emailed yesterday to advise that they are not on the RBS approved list. Should that be true, what should we do? Do we just find a new property lawyer that is on their panel or do we pay for dual representation, with RBS appointing their own preferred solicitor.
If you are acquiring a property with the assistance of a mortgage it is conventional for the purchaser’s lawyers to also represent the mortgage company. In order to act for a bank or building society a lawyer has to be on that lender's list of approved lawyers. An application has to be made by the conveyancing practitioner to the lender to become a member of the lender's panel and there are increasingly strict criteria which the solicitor has to satisfy. Some banks now insist their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancer should contact RBS to discover if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on RBS's conveyancing panel as you are at liberty to use your preferred Belgravia lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another property lawyer into the mix.