Much to our surprise we have been told by our IFA that my Custom House the law firm I have appointed is not on the mortgage company Solicitor panel. How can I be sure if this is correct?
You need to contact your Custom House conveyancer. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
I am hoping to move into my new home in Custom House next Thursday. My conveyancing practitioner now wants me to supply her with proof of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the bank. What risks does the bank expect the insurance to cover?
Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 instructions. These obligations are not limited to conveyancing in Custom House.
I had intended to instruct a conveyancing solicitor in Custom House for our house purchase. Our financial adviser has since notified us that our mortgage lenders Birmingham Midshires won't deal with them. Why is this not regarded as unfair competition?
Banks normally imposes restrictions either the type or the number of conveyancing firms on their approved list of lawyers. Typical examples of such criteria being that a firm must not be a sole practitioner. In addition to restricting the profile of firm, some have limited the amount of solicitor practices they use to act for them. Be aware that Birmingham Midshires have no responsibility for the quality of advice provided by any member of Birmingham Midshires Conveyancer Panel. Mortgage fraud was a key driver in the reduction of solicitor panels since 2008 even though there remains differing opinions concerning the extent of solicitor involvement in some of that fraud. Figures from the Land Registry reveal that thousands of law firms, including some in or near Custom House only perform a couple conveyances per annum.
Just bought a terraced house in Custom House , What is the estimated time for the Land Registry to record my title? My Custom House conveyancing solicitor works at snail pace, so I want to check the registration is addressed.
There is nothing unique when it comes to conveyancing in Custom House registration formalities. Rather than based on location, timeframes can adjust depending on the party submitting the application, whether it is in order and whether the Land registry need to notify any interested persons or bodies. At present in the region of 80% of submission are fully dealt with within 12 days but occasionally there can be protracted hold-ups. Registration is effected once the buyer is living at the property so post completion formalities is not always an essential issue yet if it is urgent that the the registration takes place urgently then you or your solicitor can communicate with the Registry to express the reasoning for an expedited registration.
I need to find a conveyancing solicitor for leasehold conveyancing in Custom House. I happened to chance upon a web site which looks to be the ideal solution If it is possible to get all formalities completed via email that would be ideal. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
We expect to complete the sale of our £375,000 flat in Custom House next Wednesday. The landlords agents has quoted £336 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Custom House?
Custom House conveyancing on leasehold apartments often necessitates the buyer’s lawyer submitting enquiries for the landlord to answer. Although the landlord is under no legal obligation to address these enquiries most will be content to assist. They are entitled to charge a reasonable administration fee for responding to enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is over three hundred pounds, in some situations it is in excess of £800. The administration charge levied by the landlord must be sent together with a summary of rights and obligations in relation to administration charges, without which the charge is technically not due. Reality however dictates that you have little option but to pay whatever is requested of you should you wish to sell the property.
I am the registered owner of a a ground floor purpose built flat in Custom House. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the amount due for the purchase of the freehold?
Absolutely. We can put you in touch with a Custom House conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Custom House property is 46 Credon Road in January 2014. On 11 September 2013 Deputy District Judge Price sitting at the Bow County Court made a vesting order that the freeholder surrender his lease and be granted a new lease of the Premises on such terms as may be determined by the First Tier Tribunal (Property Chamber).The appropriate sum as concluded by the Tribunal was £7225 This case related to 1 flat. The number of years remaining on the existing lease(s) was 69.77 years.