I am in the process of selling my flat in Eel Pie Island and the EA has just e-mailed to say that the buyers are switching solicitor. I am told that this is due to the fact that the bank will only work with solicitors on their conveyancing panel. On what basis would a leading mortgage company only work with specific solicitors rather the firm that they want to select to handle their conveyancing in Eel Pie Island ?
Banks have always had an approved set of law firms that can act for them, but in recent years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Lending institutions point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.
How do I investigate if the solicitor conducting my conveyancing in Eel Pie Island is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for The Royal Bank of Scotland thus paying £175.00 in another set of legal fees.
Please do take advantage of the find a conveyancing panel solicitor tool on this page. Please choose the mortgage company and type ‘Eel Pie Island’ or your preferred area and you will be presented with numerous conveyancers based in Eel Pie Island or near you.
My wife and I buying a terrace house in Eel Pie Island. Our aim is to carry out an extension to the side at the property.Will the conveyancing process involve checks to see if these alterations were previously refused?
Your property lawyer should check the deeds as conveyancing in Eel Pie Island will occasionally identify restrictions in the title documents which prohibit categories of alterations or need the consent of a 3rd party. Some extensions require local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
We previously instructed conveyancing lawyers located in Eel Pie Island on the Leeds Building Society solicitor approved list. They are now charging me a supplemental charge for handling the Leeds Building Society mortgage. Is this a supplemental conveyancing fee specified by Leeds Building Society?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your conveyancing practitioner may charge a fee for this. The charge is not set by Leeds Building Society but by your Eel Pie Island lawyer. Some firms on the Leeds Building Society panel will quote ’dealing with mortgage’ fee and others do not.
Completion of my purchase has taken place for my property in Eel Pie Island. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am looking for a ground for flat up to £195,000 and found one near me in Eel Pie Island I like with amenity areas and transport links in the vicinity, however it's only got 52 remaining years left on the lease. There is not much else in Eel Pie Island for this price, so just wondered if I would be making a mistake acquiring a short lease?
If you need a home loan that many years will likely be a potential deal breaker. Discount the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
In my capacity as executor for the will of my father I am selling a property in Monmouth but live in Eel Pie Island. My conveyancer (who is 235 miles awayneeds me to sign a statutory declaration before the transaction finalising. Can you recommend a conveyancing lawyer in Eel Pie Island to attest this legal document for me?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are located in Eel Pie Island
I have just started marketing my garden flat in Eel Pie Island. Conveyancing lawyers have not yet been instructed, but I have recently had a half-yearly service charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is discharge the invoice as you normally would because all ground rent and maintenance invoices 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 management companies 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.
I am the proprietor of a two-bedroom flat in Eel Pie Island. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the premium due for a lease extension?
You certainly can. We are happy to put you in touch with a Eel Pie Island conveyancing firm who can help.
An example of a Lease Extension decision for a Eel Pie Island premises is Ground Floor Flat 91 Bath Road in May 2009. in a case where the freeholder could not be traced, the Brentford County Court ordered that the Lease be surrendered in return for the grant of a new lease of the Premises at a premium determined by the Leasehold Valuation Tribunal. The tribunal concluded that the price payable by the Applicant for the new lease of the premises be £15,900 This case affected 1 flat. The number of years remaining on the existing lease(s) was 60.45 years.