Am I correct in assuming that the fact that my solicitor in Coney Hall is not on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?
That would most likely be an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Coney Hall conveyancing firm and ask them why they are no longer on the approved list for your bank.
My husband and I are getting closer to an exchange on a property in Coney Hall and my mum and dad have transferred the exchange deposit to my property lawyer. I am now informed that as the deposit has not come from me my conveyancing practitioner needs to disclose this to my bank. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is not just from me. I disclosed to the bank regarding my parents' contribution when I applied for the mortgage, so is it really necessary for this now to delay the deal?
Your lawyer is legally required to check with mortgage company to ensure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only disclose this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.
Are the BSA planning on creating a searchable register to list practices on the Earl Shilton BS conveyancing panel for example in Coney Hall?
We have not been informed any plans on the part of the BSA to develop such a tool.
My wife and I are buying a property in Coney Hall. I might seem paranoid but how we can trust a lawyer? On the day of competition we will need to put funds into their account. What protection do we have from them run away with our deposit?
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.
What is your number one tip for finding a conveyancing solicitor in Coney Hall
It would be unwise to be swayed by the lowest Coney Hall conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We had instructed conveyancers with offices in Coney Hall on the RBS solicitor panel. They are now charging me a supplemental fee for handling the RBS mortgage. Is this an additional conveyancing fee set by RBS?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your conveyancing practitioner can levy a fee for this. The charge is not dictated by RBS but by your Coney Hall property lawyer. Plenty of firms on the RBS panel will charge ’dealing with mortgage’ fee but many practices incorporate it on their overall fee.
I am buying a new build apartment in Coney Hall. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Coney Hall
-
The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. 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 the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
Expecting to exchange soon on a garden flat in Coney Hall. Conveyancing lawyers have said that they report fully next week. What should I be looking out for?
Your report on title for your leasehold conveyancing in Coney Hall should include some of the following:
-
Advice concerning the obligations as set out in the lease to pay service charges - with regard to both the building, and the wider rights a lessee enjoys Alterations to the property The physical extent of the property. This could be the flat itself but may incorporate a roof area or storage are if appropriate. Responsibility to repair and maintain the building. It is essential that you know who is responsible the repair and maintenance of all parts of the block and estate You should receive a copy of the lease
Following years of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Coney Hall. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
in cases where there is a missing landlord or if there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the LVT to assess the amount due.
An example of a Lease Extension decision for a Coney Hall property is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case affected 1 flat. The unexpired lease term was 50.57 years.