I opted for a high street solicitor for our conveyancing in Denmark Hill last week. After carefully reading the terms of engagement it is apparent thatwe are responsible for charges even if the sale aborts. Should I ditch them and choose an internet firm who offer no move no charge conveyancing in Denmark Hill?
Generally there is a compromise along the lines that if "No Sale No Fee" is offered then the fee levels will tend to be be more expensive to offset those cases that abort. Do bear in mind that such deals tend not to cover disbursements for example Denmark Hill conveyancing search fees.
When reading mumsnet.com for a high-quality lawyer in Denmark Hill, most post that I should use a CQS assured solicitor. Can you explain what CQS is?
Denmark Hill Conveyancing Quality Scheme solicitors have obtained accreditation by the law Society CQS was established to promote high standards in the home legal process. CQS enables consumers to identify solicitor firms who provide a quality residential conveyancing. Denmark Hill is one of locations in England and Wales in which accredited firms have a presence. The conveyancing scheme requires solicitors to undergo a strict assessment, compulsory training, self-certification, spot checks and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Association of British Insurers.
is it true that all Denmark Hill conveyancing solicitors on the Nottingham conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Nottingham conveyancing panel they would need to be overseen by the SRA. The majority of banks do allow licenced conveyancers on their panel and in that case the organisation would be regulated by the Council of Licensed Conveyancers.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Denmark Hill conveyancer on the Coventry BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
I am due to exchange contracts on my flat. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Co-operative are being difficult. The Denmark Hill solicitor who is on the Co-operative conveyancing panel is recommending indemnity insurance as a solution but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
It has been 3 months since my purchase conveyancing in Denmark Hill completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am a negotiator for a long established estate agent office in Denmark Hill where we have witnessed a few leasehold sales put at risk as a result of leases having less than 80 years remaining. I have been given contradictory information from local Denmark Hill conveyancing firms. Could you clarify whether the seller of a flat can start the lease extension process for the buyer?
Provided that the seller has been the owner 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. This means that the buyer can avoid having 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 simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder 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 own a second floor flat in Denmark Hill. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the sum payable for the purchase of the freehold?
Where there is a missing freeholder or if there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to determine the amount due.
An example of a Freehold Enfranchisement case for a Denmark Hill premises is 66 Southwell Road in March 2012. By Order of Deputy District Judge Stone dated 25 January 2012 a vesting order was made. The determination of the purchase price was referred to the Tribunal who decided that the amount payable for the freehold should be£29,612.00 This case was in relation to 3 flats. The number of years remaining on the existing lease(s) was 72.58 years.
My husband and I have recently had an offer accepted on a apartment and had an appointment on Monday with the Post Office for the mortgage. They have informed us that when it comes to appointing a conveyancing practitioner that unless they are on their approved list of property lawyers then we will have to pay out an extra fee of about two hundred pounds. This is is due to the fact that they will then have to select a solicitor to act on their behalf in addition to the one we choose to act for ourselves and we are liable for their fees. I have requested the Post Office to provide me with a list so I can request estimates only from their approved conveyancers but was told they dont have such a list to hand over. Is there a simple way of finding out who is on a lender panel?
You can enquire of the Post Office what their criteria for panel membership is for a conveyancer.Then ask the solicitor of your choice whether they fit that criteria and have they acted on loans for the Post Office previously. If the answer to those is yes, then just clarify this with the Post Office. Alternatively please make use of our search facility and we should be able to locate a lawyer in Denmark Hill on the panel for the Post Office.