My mortgage broker says he needs my Downe solicitor’s panel reference for the Nat West conveyancing panel. Can you suggest how I find this out. I have e-mailed my local Downe branch but they have not responded to me.
Have you tried speaking to your Downe lawyer about this?. They keep a central record lender panel numbers.
I am buying a property mortgage free in Downe. I have been living for the previous twelve years in Downe. Conveyancing searches are expensive. As I have knowledge of the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a mortgage, then almost all of the Downe conveyancing searches are non-obligatory. Your lawyer will 'advise', no-doubt strongly, that you should have searches carried out, but he has a professional duty to take that path of guidance. Do bear in mind; if you are likely to dispose of the house one day, it will likely be be of relevance to your prospective purchaser what the searches contain. Sometimes properties with apparent issues can still show up negative search results. A good conveyancing solicitor in Downe should be able to give you some sensible guidance concerning this.
I am considering applying for a Virgin Money mortgage for purchase of a newly converted (under development) in Downe with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Virgin Money ?
In theory, you could use a solicitor that is not on the Virgin Money conveyancing panel, but Virgin Money would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
When it comes to lenders such as Aldermore, do Downe lawyers have to pay a fee to be on the list of approved solicitors?
We are unaware of any bank fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
We previously selected conveyancing lawyers with offices in Downe on the Yorkshire BS solicitor approved list. They are now charging me an additional sum for the legal aspects of the Yorkshire BS mortgage. Is this an additional conveyancing fee set by Yorkshire BS?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your conveyancer is entitled to levy a fee for this. The fee is not dictated by Yorkshire BS but by your Downe lawyer. Plenty of firms on the Yorkshire BS panel will quote an ‘acting for lender’ fee but many firms incorporate it on their overall fee.
I recently had an offer accepted on an apartment in Downe. My financial adviser suggested a conveyancer. I paid an on account payment of £225. Not long after, the solicitor called me embarrassingly acknowledging that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My father-in-law has recommend that I instruct his conveyancing solicitors in Downe. Should I use them?
Much as we are happy to recommend a Downe conveyancing lawyer the ideal way to find a conveyancing practitioner is to get feedback from friends or family who have previously instructed the solicitor you're considering.
I have just appointed agents to market my 2 bed apartment in Downe. Conveyancing has not commenced, however I have just had a yearly maintenance charge invoice – Do I pay up?
The sensible thing to do is pay the service charge as usual because all rents and service invoices should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Notwithstanding our best efforts, we have been unsuccessful in trying to purchase the freehold in Downe. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most definitely. We are happy to put you in touch with a Downe conveyancing firm who can help.
An example of a Lease Extension case for a Downe premises 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 was in relation to 1 flat. The number of years remaining on the existing lease(s) was 50.57 years.