Please explain the implications if my lawyer’s firm is removed from the TSB Conveyancing panel ahead of completing my conveyancing in Fenton?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I am helping my mother sell her property in Fenton. Will the solicitor arrange the energy assessment or do I organise this?
Following the demise of HIPs, energy performance certificates was left as a mandatory component of selling a property. An EPC should be commissioned in advance of the property being advertised. It is not a task that solicitors normally arrange. Where you are instructing a Fenton conveyancing lawyer they might be able to arrange energy performance certificates due to their relationships with reputable Fenton assessors
My conveyancer has informed me that absentee landlord insurance is needed on my purchase. What is the level of cover for Fenton conveyancing?
The appropriate level of absentee landlord indemnity insurance depends on your lender. It would differ for example between Lloyds TSB Bank and Norwich and Peterborough Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.
How can we tell if a Fenton conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Fenton obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer handling your transaction.
I have a renovated Victorian house in Fenton. Conveyancing lawyer acted for me and Platform Home Loans Ltd. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold under the exact same property. Is it worth asking Platform Home Loans Ltd to clarify?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Fenton and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing solicitor who conducted the purchase.
In what way does the Landlord & Tenant Act 1954 impact my commercial offices in Fenton and how can you help?
The 1954 Act provides a safeguard to business lessees, giving them the a statutory right to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and help with commercial conveyancing in Fenton
Is it best to appoint a Fenton conveyancing lawyer in close proximity to the house I am buying? An old friend can carry out the legal formalities but her office is 400miles away.
The primary upside of using a high street Fenton conveyancing practice is that you can pop in to execute documents, hand in your identification documents and pester them where appropriate. Having local Fenton know how is a benefit. That being said it's more important to get someone that will do a good and efficient job. If other friends have used your friend and in the main were content that should trump using an unfamiliar Fenton conveyancing lawyer just because they are Fenton based.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £150,000 flat in Fenton next Monday. The management company has quoted £372 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Fenton?
Fenton conveyancing on leasehold apartments more often than not necessitates the purchaser’s solicitor submitting enquiries for the landlord to address. Although the landlord is under no legal obligation to respond to such questions the majority will be content to do so. They are at liberty to levy a reasonable administration fee for responding to questions or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is over three hundred pounds, in some cases it is above £800. The administration charge invoiced by the landlord must be accompanied by a synopsis of rights and obligations in relation to administration fees, without which the invoice is technically not due. In reality you have little choice but to pay whatever is demanded should you wish to sell the property.
Fenton Leasehold Conveyancing - A selection of Queries Prior to buying
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This information is important as a) areas could cause problems in the block as the common areas may begin to deteriorate where repairs remain unpaid b) if the leaseholders have an issue with the running of the building you will want to know about it Best to be warned if window replacement or some other significant cost is due in the foreseeable future that will be shared amongst the tenants and will dramatically increase the the maintenance charges or necessitate a specific payment. Is the freehold reversion owned jointly by the tenants?