We are looking to buy a flat and require a conveyancing solicitor in Burwell who is on the Kent Reliance solicitor panel. Can you recommend a local 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 Kent Reliance . We don't recommend any particular firms conducting conveyancing in Burwell.
Is it the case that all Burwell solicitor firms on the Virgin Money conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Virgin Money approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. The majority of lenders do list licenced conveyancers on their panel in which case such practice would be governed by the CLC.
I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Burwell building society branch on numerous occasions and was told it does not affect the mortgage offer and they would lend. My Burwell conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend in accordance with their specific requirements. I simply don't know who is right.
As long as the lawyer is on the lender panel, she or he must adhere to the Council of Mortgage Lenders’ Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
After much negotiation I have agreed a price on a house in Burwell. My financial adviser suggested a property lawyer. I paid an upfront payment of £200. A few days later, the property lawyer called me embarrassingly acknowledging that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Is it possible to transfer to a new solicitor as I need to select one who is on the Virgin Money conveyancing panel. I hired a high street conveyancing solicitor in Burwell five minutes from me but he is not approved by Virgin Money
It would be our pleasure to assist you select a conveyancing solicitor in Burwell on the Virgin Money panel. Please note that the solicitors that we work with do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Burwell. Using the find a conveyancing solicitor tool on this site, you can scrutinise fees for conveyancing solicitors in Burwell and beyond.
I am thinking of appointing a conveyancing solicitor in Burwell for my home move. Is there any facility to see a firm’s complaints history with the profession’s regulator?
You may read presented Solicitor Regulator Association (SRA) determinations stemming from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. To find details Pre 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The SRA may monitor call for training requirements.
Do you have any top tips for leasehold conveyancing in Burwell with the purpose of expediting the sale process?
- Much of the delay in leasehold conveyancing in Burwell can be avoided if you get in touch lawyers as soon as you market your property and ask them to put together the leasehold documentation needed by the buyers’ solicitors. If you hold a share in a the Management Company, you should make sure that you have the original share document. Arranging a replacement share certificate can be a time consuming formality and slows down many a Burwell conveyancing transaction. Where a new share certificate is required, do contact the company officers or managing agents (if applicable) for this sooner rather than later. Some Burwell leases require Licence to Assign from the landlord. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the annual 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. In the event that you altered the property did you need the Landlord’s consent? Have you, for example laid down wooden flooring? Burwell leases often stipulate that internal structural changes or addition of wooden flooring require a licence from the Landlord approving such works. Should you dont have the consents in place do not communicate with the landlord without contacting your conveyancer first.
Leasehold Conveyancing in Burwell - A selection of Queries Prior to Purchasing
-
Are there any major works anticipated that will likely add a premium to the service fees? How many years are left on the lease? Plenty Burwell leasehold apartments will incur a service bill for the upkeep of the block levied by the landlord. If you acquire the flat you will have to pay this charge, usually in instalments throughout the year. This may differ from a few hundred pounds to thousands of pounds for buildings with lifts and large common areas. In all likelihood there will be a rentcharge for you to pay yearly, ordinarily this is not a significant sum, say about £50-£100 but you should to check it because on occasion it can be surprisingly expensive.
I have just had an offer accepted on a leasehold flat in Burwell and the mortgage adviser that we are dealing with suggested his conveyancing practitioner. She quoted a thousand pounds plus VAT and 3rd party costs. Does this sound reasonable?
You should not rely on 1 estimate. You should obtain like-for-like quotes for your conveyancing in Burwell. Then pick one that you trust and crucially, is on the approved panel of the mortgage company that you are sourcing your mortgage from.