My apartment in East Molesey is up for sale and I have accepted an offer. Does the conveyancing practitioner have to be on the Bank of Ireland conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Bank of Ireland conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently currently.
We are purchasing a property in East Molesey. I might seem paranoid but how we can trust a solicitor? On completion day we will need to deposit money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My bid for a property was accepted at auction in East Molesey. Conveyancing is required. What are my next steps?
Given that you are now to all intents and purposes signed on the dotted line you will need to retain a conveyancing practitioner as a matter of urgency as you are faced with a tight deadline in which to complete the conveyancing. An auction property will have a corresponding legal pack. This will include most,if not all of the documents that your solicitor requires. In the case of leasehold property the legal papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You must give this to your appointed conveyancing solicitor as soon as possible. Do make sure that your finances are organised to complete on the date specified in the contract.
We have agreed to purchase a house in East Molesey. A rare aspect is that the roof has a solar panel. RBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is RBS your lawyer must check the conveyancing instructions outlined in Section 2 of UK Finance Lenders’ Handbook for RBS. The Council of Mortgage Lenders’ Handbook stipulates minimum conditions for solar panel roof-space leases, and lawyers are required to report to RBS where a lease fails to comply with these requirements. The provisions relate to the installation of panels on properties countrywide and is not isolated to East Molesey.
I am close to exchanging contracts on the sale of our home in East Molesey and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used an online conveyancing firm as opposed to a conveyancing solicitor in East Molesey. We have lived in East Molesey for 4 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I used Action Conveyancing several years ago for my conveyancing in East Molesey. Now, I need the files however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in East Molesey of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the input of my in-laws I had a survey completed on a property in East Molesey ahead of instructing solicitors. I have been informed that there is a flying freehold element to the house. Our surveyor advised that some banks may not issue a loan on this type of home.
It varies from the lender to lender. HSBC has different requirements for example to Halifax. If you e-mail us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in East Molesey. Conveyancing may be slightly more expensive based on your lender's requirements.
I have just started marketing my ground floor flat in East Molesey. Conveyancing has not commenced, but I have recently had a yearly service charge invoice – what should I do?
The sensible thing to do is discharge the invoice as you normally would because all rents and maintenance invoices should be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless 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. This will smooth the conveyancing process.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a East Molesey conveyancing firm to help?
Where there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to judgment on the price payable.
An example of a Lease Extension case for a East Molesey property is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case affected 1 flat.