We are buying a 1 bedroom apartment in Gerrards Cross and Chalfont with a mortgage. We have a Gerrards Cross and Chalfont lawyer, however the mortgage company advise he's not on their "panel". It appears that we have no option but to select one of the mortgage company panel conveyancing practices or retain our Gerrards Cross and Chalfont conveyancer as well as pay for one of their panel lawyers to act for them. This feels very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Gerrards Cross and Chalfont conveyancing solicitor to apply to be on the conveyancing panel.
When does exchange of contracts occur in domestic conveyancing in Gerrards Cross and Chalfont and am I required to attend the solicitors branch?
If you are round the corner to one of the conveyancing solicitors in Gerrards Cross and Chalfont you are welcome to attend to sign documents. However, the firms we work with supply countrywide coverage for conveyancing and provide just as detailed and professional a job for you when dealing with you digitally. The signing of the sale agreement is not the point of no return. A signed contract is necessary for the firm to address the formalities at the suitable time, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Gerrards Cross and Chalfont)to be in the office at the appropriate time.
The Gerrards Cross and Chalfont conveyancing firm that I recently instructed on my purchase in Gerrards Cross and Chalfont have suddenly closed. They were on acting for me because I needed a lawyer on the Yorkshire BS conveyancing panel and my preferred Gerrards Cross and Chalfont lawyer was not. I wrote them a cheque for two hundred pounds in advance. What do I do now?
If you have an estate agent involved then let them know immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Yorkshire BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
We are purchasing a property in Gerrards Cross and Chalfont. It might be a silly question but how we can trust a solicitor? At some point we have to put 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.
I just bought a flat at auction in Gerrards Cross and Chalfont. Conveyancing is necessary. What happens now?
Now that you have legally bound yourself to purchase you should choose a conveyancing practitioner soon as you are faced with a tight a drop dead date to complete the transaction. Every auction property should have an associated auction set of papers. This should include evidence of title and search results. Where you are dealing with leasehold premises the legal papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You should give this to the lawyer instructed by you at the earliest opportunity. You also need to ensure that you have funds in place to complete the transaction on the set completion date.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Gerrards Cross and Chalfont solicitor on the Lloyds panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
What can a local search inform me regarding the property my wife and I buying in Gerrards Cross and Chalfont?
Gerrards Cross and Chalfont conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search organisations for example Searches UK The local search plays an important role in many a Gerrards Cross and Chalfont conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your new home. The search will reveal data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
I have just started marketing my basement flat in Gerrards Cross and Chalfont. Conveyancing is yet to be initiated, however I have just had a quarterly service charge invoice – what should I do?
Your conveyancing lawyer is likely to suggest that you should clear the service charge as normal as all rents and maintenance charges should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer 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. Having a clear account will assist your cause and will leave you no worse off financially.
I have had difficulty in trying to reach an agreement for a lease extension in Gerrards Cross and Chalfont. Can this matter be resolved via the Leasehold Valuation Tribunal?
You certainly can. We can put you in touch with a Gerrards Cross and Chalfont conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Gerrards Cross and Chalfont premises is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case was in relation to 3 flats. The number of years remaining on the existing lease(s) was 71 years.