Am I correct in assuming that the fact that my conveyancer in Foots Cray is not on my lender's conveyancing panel that there is a problem with the quality of his conveyancing?
That is most likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 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 solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Foots Cray conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Having sold my house in Foots Cray last September yet the purchaser is telephoning daily to moan that his solicitor needs to hear from mine. What are the post completion sale legalities following completion?
After completion of your house sale your solicitor should forward the transfer documentation and all supplemental paperwork to the buyer’s lawyers. Where appropriate, your solicitor should also evidence that the home loan has been paid off to the purchasers lawyers. There are no post completion requirements specific conveyancing in Foots Cray.
I have a decision in principle. The bank mentioned the loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would much rather appoint a Foots Cray based conveyancing firm?
You should check but the chances are that allocate you one of their panel conveyancers if you accept the "fee-free" deal. Contact the bank to ask if they allow a monetary alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Foots Cray.
Will commercial conveyancing searches reveal proposed roadworks that could impact a commercial land in Foots Cray?
Its becoming the norm that commercial conveyancing solicitors in Foots Cray will execute a SiteSolutions Highways report as it reduces the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Foots Cray. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Foots Cray.
For every commercial conveyancing transaction in Foots Cray it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Foots Cray commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Foots Cray.
What is different about your site and other web based conveyancing solicitors when it comes to conveyancing in Foots Cray?
At this site secure an accurate costs illustration from a Solicitor or Licensed Conveyancer that appreciates the nuances for your conveyancing in Foots Cray. As opposed to estate agents and many comparison sites we do not operate referral arrangements with solicitors. Some agents and online brokers 'recommend' solicitors who pay the highest commission, not the best value conveyancing in Foots Cray
I work for a reputable estate agent office in Foots Cray where we have witnessed a few flat sales put at risk as a result of leases having less than 80 years remaining. I have been given conflicting advice from local Foots Cray conveyancing firms. Please can you clarify whether the vendor of a flat can instigate the lease extension formalities for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
We have reached the end of our tether in trying to purchase the freehold in Foots Cray. Can the Leasehold Valuation Tribunal adjudicate on premiums?
if there is a missing landlord or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to assess the price payable.
An example of a Lease Extension decision for a Foots Cray flat is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case related to 1 flat.