Am I correct in assuming that the fact that my conveyancer in Edge Hill is not on my mortgage company's conveyancing panel that there is a problem with the quality of his conveyancing?
That would most likely be a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Edge Hill conveyancing firm and enquire why they are no longer on the approved list for your bank.
It is a dozen years since I purchased my property in Edge Hill. Conveyancing lawyers have now been appointed on the sale but I am unable to track down my title deeds. Is this a problem?
You need not be too concerned. First the deeds may be with your mortgage company or they may be in the possession of the solicitor who acted in your purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Almost all conveyancing in Edge Hill involves registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.
When it comes to mortgage companies such as Kent Reliance, do Edge Hill property lawyers incur a fee to be on the conveyancing panel?
We are unaware of any lender fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
The mortgage over my property is with Bank of Ireland for my property in Edge Hill. Conveyancing was finalised a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Bank of Ireland?
Bank of Ireland must be informed of your intention before renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel firm.
I am selling my flat. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Kent Reliance are being difficult. The Edge Hill solicitor who is on the Kent Reliance conveyancing panel is recommending indemnity insurance as a solution but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
We are purchasing a property and the lawyer has referenced Chancel Repair to which the house could be liable given it’s proximity to the area of such a church. She has suggested insurance. Is this strictly necessary for conveyancing in Edge Hill
Unless a previous purchase of the premises completed post 12 October 2013 you can take it that solicitors carrying out conveyancing in Edge Hill to continue to advocate a chancel search and or insurance against a claim.
How can the Landlord & Tenant Act 1954 affect my business premises in Edge Hill and how can you help?
The particular law that you refer to gives protection to business leaseholders, granting the right to make a request to court for a continuation of occupancy at the end of the lease term. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Edge Hill is one of our many locations in which our lawyers are based
Estate agents have just been given the go-ahead to market my garden apartment in Edge Hill. Conveyancing is yet to be initiated, however I have just received a half-yearly service charge demand – what should I do?
The sensible thing to do is discharge the maintenance contribution as normal given that all rents and service charges should be apportioned on completion, so you will be reimbursed by the purchaser 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.
Edge Hill Conveyancing for Leasehold Flats - Sample of Queries before Purchasing
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The best form of lease arrangement is a share of the freehold. In this scenario the tenants enjoy control and even though a managing agent is usually retained if the building is larger than a house conversion, the managing agent is directed by the tenants. On the whole the cost for major works tend not to be included within service charges, although some managing agents in Edge Hill obliged leasehold owners to pay into a reserve fund and this is used to offset against larger repairs or maintenance. You should be aware that where the lease has fewer than eighty years it will impact the salability of the flat. Check with your lender that they are content with residual term of the lease. A short lease means that you will most likely have to extend the lease at some point and you need to have some idea of how much this would cost. Remember, in most cases you will be required to have been the owner of the property for a couple of years in order to be entitled to carry out a lease extension.