I am obtaining a offer of a home loan from Santander. I hope to instruct a Licensed Conveyancer in Custom House. Does the Santander Solicitor panel exclude conveyancers regulated by the CLC?
The Santander conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Having sold my house in Custom House last July but our buyer keeps e-mailing daily to say his conveyancer is waiting to hear from mylawyer. What should have happened following completion?
Post completion of your disposal your solicitor is committed to forward the transfer documentation and all additional paperwork to the buyer’s solicitors. Depending on the transaction, your lawyer should also confirm that the legal charge in favour of the lender has been redeemed to the buyers lawyers. There are no post completion steps specific conveyancing in Custom House.
We're in Custom House, First timers buying with a mortgage (lender is Leeds Building Society , and our lawyer is on the Leeds Building Society conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Leeds Building Society conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
We are buying a 3 bedroom semi in Custom House. Our aim is to carry out an extension to the side at the property.Will the conveyancing process involve checks to ascertain if these works are prohibited?
Your property lawyer should check the deeds as conveyancing in Custom House can on occasion reveal restrictions in the title documents which prohibit categories of works or need the permission of a 3rd party. Many extensions call for local authority planning permissions and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
Can you point me to a directory of RBS panel solicitors in Custom House on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. Very few lending institutions make their panel listings open the public over the internet. If you are seeking to appoint a Custom House conveyancer on the RBS please make the most of our facility.
I had a mortgage agreed in principle with Lloyds. Custom House conveyancing solicitors were appointed. How long does it take for Lloyds to issue the offer to the conveyancing practitioner?
There is no definitive answer here. Have Lloyds done the survey? Have you informed Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am a couple of weeks into a residential purchase having been referred to a firm by the estate agent to perform conveyancing in Custom House. We are not happy. Could you help me find new lawyers?
They would have to be very bad in order to consider diss instructing them. Has the mortgage offer been generated? If so you must make them aware of the replacement conveyancer and have the mortgage documents are re-sent. Your new conveyancer should be on the mortgage company approved list to avoid escalating charges and frustration. So that should be your starting point. Our search tool will assist you in finding a bank approved lawyer for your conveyancing in Custom House
I only have 68 years remaining on my flat in Custom House. I am keen to extend my lease but my freeholder is can not be found. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to find the lessor. For most situations an enquiry agent would be useful to carry out a search and to produce a report to be accepted by the court as proof that the freeholder can not be located. It is wise to seek advice from a property lawyer in relation to devolving into the landlord’s disappearance and the application to the County Court covering Custom House.
After years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Custom House. Can we issue an application to the Residential Property Tribunal Service?
Where there is a absentee landlord or where there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the LVT to decide the price payable.
An example of a Lease Extension matter before the tribunal for a Custom House residence 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 unexpired term was 69.77 years.