Unfortunately I am unable to travel far from Downend. Is there a reason why all Downend conveyancers are not on all lender panels?
Banks tend to impose restrictions on either the nature or the number of conveyancing solicitors on their approved list of lawyers. Typical examples of such criteria being that a firm must have at least two partners. As well as restricting the structure of firm, some have decided to limit the size of their panel they allow to act for them. You should note that building societies have no responsibility for the standard of advice provided by any Downend lawyer on their panel. Increases in mortgage fraud was the key driver in the reduction of solicitor panels a few years ago notwithstanding that there are differing assessments concerning the extent of solicitor involvement in some of that fraud. Data via HM Land Registry indicates that thousands of law organisations only transact less than three conveyances a year. Those advocating conveyancing panel cuts question why conveyancing firms should have any entitlement to remain on a bank panel when clearly conveyancing is not their primary expertise?
Completed the sale of my flat in Downend last March yet the purchaser is calling daily to moan that her solicitor is waiting to hear from mine. What are the post completion sale legalities following completion?
Following your house sale your solicitor is duty bound to deliver the transfer documentation and all supplemental paperwork to the purchaser's lawyers. Depending on the transaction, your conveyancer should also confirm that the home loan has been discharged to the purchasers conveyancers. There is unlikely to be post completion formalities peculiar conveyancing in Downend.
It has been 2 months since my purchase conveyancing in Downend completed. I have checked the Land Registry site which shows that I paid £150,000 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 residence 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.
In what way can the Landlord & Tenant Act 1954 affect my business premises in Downend and how can you help?
The particular law that you refer to affords a safeguard to commercial tenants, giving them the a statutory right to apply to court for a new lease and remain in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Downend is one of the hundreds of areas of the UK in which our lawyers are located
We expect to complete the disposal of our £300,000 apartment in Downend next Friday. The management company has quoted £324 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Downend?
Downend conveyancing on leasehold apartments usually necessitates the purchaser’s solicitor submitting questions for the landlord to address. Although the landlord is under no legal obligation to answer such questions the majority will be content to do so. They may levy a reasonable administration fee for responding to questions or supplying documentation. There is no upper cap for such fees. The average costs for the paperwork that you are referring to is over three hundred pounds, in some cases it exceeds £800. The administration charge demanded by the landlord must be sent together with a summary of entitlements and obligations in relation to administration fees, without which the charge is not strictly payable. Reality however dictates that you have no option but to pay whatever is demanded should you wish to exchange contracts with the buyer.
Leasehold Conveyancing in Downend - Sample of Queries before Purchasing
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You should be aware that where the lease has less than 80 years it will have adverse implications on the salability of the apartment. Check with your lender that they are content with remaining years on the lease. Leases with fewer than 80 years remaining means that you will probably need a lease extension at some point and it is worth discovering what this would cost. Remember, in most cases you would need to own the premises for two years in order to be entitled to extend the lease. It would be prudent to find out if there is anything that is prohibited in the lease. For example some leases prohibit pets being allowed in certain buildings in Downend. If you love the propertyin Downend however your cat can’t move with you then you have a very difficult choice. Who takes charge for maintaining and repairing the block?
My lender have just issued us with a mortgage offer. We instructed a long established conveyancer in Downend two days ago. Today, our broker called to say that the mortgage company said that we cannot use our solicitor as they aren't on their 'approved list'. As FTB's, we did not have a clue that the bank had some control over our choice Is this usual?
You are at liberty to use any property lawyer you wish to use including the said conveyancer in Downend however if they are not on the your lender's panel you would have to pay an extra fee so the mortgage company can instruct their own conveyancer too. On occasion it is conceivable that your solicitor may apply to get included on to the mortgage company list of approved firms. Do make the most of online search facilities including lenderpanel.com to find a conveyancing solcitor in Downend on the mortgage company panel. You can go into your local lender branch in Downend. They will know some good conveyancing solicitors in Downend on the approved list.