My wife and I have recently appointed a conveyancing solicitor in Charlton. I need to find out if they are accepted on the The Royal Bank of Scotland approved list of lawyers. Could you or the lender confirm if they are on the panel?
The first thing to do is phone the conveyancer and ask them whether they are on the lender panel. Alternatively you can call The Royal Bank of Scotland who may be able to confirm.
My wife and I are buying a house in Charlton. It might be a silly question but how we can trust a conveyancer? On completion day we will need to send money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
When it comes to lenders such as Nottingham, do Charlton lawyers face an annual charge to be on the conveyancing panel?
We are not aware of any bank fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
The formalities of my remortgage has taken place for my property in Charlton. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
The estate agent has sent us the confirmation of our purchase of a new build flat in Charlton. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Charlton
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There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
Should I be concerned about brokers that I am dealing with are encouraging me to use a web based conveyancing firm rather than a local Charlton conveyancing firm?
As with lots of service providers, often input from family and friends can be most helpful. But there are many players in a conveyancing deal; estate agents, mortgage brokers and lenders might all recommend lawyers to retain. Sometimes these solicitors might be known to one of the organisations as being good in their field, but sometimes there may be a commercial relationship behind the recommendation. You are free to choose your preferred lawyer. However, bear in mind that many lenders operate an approved list of conveyancers you are obliged to use for the mortgage related work in your house move.
Jane (my partner) and I may need to rent out our Charlton ground floor flat temporarily due to taking a sabbatical. We instructed a Charlton conveyancing practice in 2002 but they have closed and we did not think at the time get any guidance as to whether the lease allows us to sublet. How do we find out?
Notwithstanding that your previous Charlton conveyancing solicitor is not around you can review your lease to check if it allows you to sublet the apartment. The accepted inference is that if the lease is non-specific, subletting is permitted. There may be a precondition that you need to seek permission via your landlord or some other party in advance of subletting. The net result is that you cannot sublet without prior consent. The consent should not be unreasonably withheld. If the lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.
I am the leaseholder of a two-bedroom flat in Charlton. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the amount due for a lease extension?
Where there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to calculate the price.
An example of a Lease Extension matter before the tribunal for a Charlton property is 73 Walerand Road in August 2012. the result of the findings of the Tribunal led to a premium to be paid for the extended lease in respect of Flat 73 in the sum of £10,040. The premium applicable in respect of Flat 85 was £5,710. This case was in relation to 2 flats. The unexpired residue of the current lease was 72 years.
I have just appointed agents to market my basement apartment in Charlton.Conveyancing is yet to be initiated however I have recently received a yearly service charge invoice – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should pay the service charge as you normally would because all rents and maintenance invoices will be allottedon completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies 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. Having a clear account will assist your cause and will leave you no worse off financially