I am not well enough to travel far from Chase Cross. Is there a reason why all Chase Cross lawyers aren't included on all mortgage company panels?
Lenders normally restrict either the type or the number of conveyancing practices on their panel. Typical examples of such restriction(s) being that the practice is required to have two or more partners. In addition to restricting the nature of firm, some lenders decided to reduce the number of firms they permit to act for them. It is worth noting that building societies have no accountability for the standard of conveyancing given by any Chase Cross conveyancing practitioner on their approved list. Mortgage fraud was the key driver in the reduction of solicitor panels a few years ago even though there are conflicting views about the extent of solicitor involvement in some of that fraud. Data from HMLR reveal that thousands of conveyancing practices only carry out one or two conveyances annually. Those advocating conveyancing panel cuts ask why law firms should have claim to remain on a conveyancing panel when it is apparent that conveyancing is not their primary expertise?
Can the conveyancing solicitors listed on your site carry out attended exchange conveyancing in Chase Cross?
We do have a number of conveyancing specialists carrying out one day exchanges. You should contact us to secure a costs illustration and details as to dates.
Due to the advice of my in-laws I had a survey completed on a property in Chase Cross in advance of instructing solicitors. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some banks tend refuse to give a mortgage on a flying freehold property.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Chase Cross. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Chase Cross to see if the conveyancing costs will increase in light of this.
My father-in-law has suggested that I appoint his conveyancing solicitors in Chase Cross. Should I find my own property lawyer?
No doubt the best way to find a conveyancing practitioner is to get referrals from friends or family who have actually used the solicitor you're considering.
I am employed by a reputable estate agency in Chase Cross where we have experienced a few flat sales jeopardised as a result of leases having less than 80 years remaining. I have been given contradictory information from local Chase Cross conveyancing solicitors. Can you confirm whether the vendor of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Chase Cross conveyancing firm to help?
You certainly can. We can put you in touch with a Chase Cross conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Chase Cross residence is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case related to 1 flat. The remaining number of years on the lease was 57.5 years.
What can I do where I am not happy with the property lawyer who handled my conveyancing in Chase Cross?
We live in an imperfect world, and is is a fact of life that sometimes things do go wrong. That being said there is recourse if you were dissatisfied with your conveyancing in Chase Cross. This varies from trying to resolve matters directly with them, through to reporting a conveyancing practitioner to their regulator. If things still aren’t sorted out you may consider enlisting the help of the Legal Ombudsman.