Is it the case that all Grays CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing panel?
Some major lenders now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
I am buying a property in Grays. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Coventry BS be concerned?
Given that you are obtaining a mortgage with Coventry BS your lawyer must comply with the formal instructions contained in Section two of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and lawyers are required to report to Coventry BS where a lease does not meet these conditions. The provisions relate to the installation of panels on properties countrywide and is not isolated to Grays.
I have instructed a Grays solicitor having made sure that they are on the Coventry BS conveyancing panel. Does my lawyer arrange the survey of the property?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Grays surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am buying a property and the lawyer has raised the issue of Chancel Repair for which the property could be obligated to pay because it falls into the area of such a church. She has mentioned insurance. Is this really necessary for conveyancing in Grays
Unless a prior acquisition of the premises completed after 12 October 2013 you may expect conveyancing practitioners delivering conveyancing in Grays to continue to recommend a chancel search and or chancel repair liability insurance.
What does commercial conveyancing in Grays cover?
Grays conveyancing for business premises incorporates a wide array of advice, offered by qualified solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
I am 3 weeks into a freehold purchase having been directed to a firm by the local agent to execute conveyancing in Grays. I am am extremely dissatisfied with the quality of service. Can you help me find new conveyancers?
They would need to be really poor to suggest diss instructing them. Has your mortgage been sent? In the event that it has you must advise them of the new contact details and ensure the loan are re-sent. Your new conveyancer needs to be on the mortgage company panel to avoid supplemental fees and complications. So that should be your starting point. The search tool will help you find a lender approved solicitor for your home move in Grays
My husband and I may need to let out our Grays ground floor flat for a while due to a new job. We instructed a Grays conveyancing practice in 2004 but they have since shut and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?
Your lease dictates the relationship between the landlord and you the leaseholder; in particular, it will set out if subletting is prohibited, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no specific ban or restriction, subletting is allowed. The majority of leases in Grays do not contain an absolute prevention of subletting – such a clause would adversely affect the market value the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.
Following months of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Grays. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a missing landlord or where there is dispute 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 determine the price.
An example of a Lease Extension decision for a Grays flat is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case related to 13 flats. The number of years remaining on the existing lease(s) was 76 years.
My partner and I have recently had an offer accepted on a property and had meeting on Wednesday with Nationwide for the mortgage. They warned me that when it comes to choosing a lawyer that unless they are on their approved list of lawyers then we will have to pay out a further charge of about two hundred pounds. This is because they will then have to select a property lawyer to act on their behalf as well as the one we appoint on our behalf and we assume responsibility for their fees. I have requested Nationwide to furnish me with a list so I can obtain estimates only from their approved solicitors but was told that I need to check with each individual solicitor to see if they are on the panel. What would be the best way of going about this?
You should ask Nationwide what their criteria for panel membership is for a solicitor.Thereafter ask the conveyancer of your choice whether they meet the criteria and have they acted on mortgages for Nationwide before. Where the answer to those is yes, then just double check with Nationwide. Alternatively please make use of our search tool and we may be able to identify a conveyancing practitioner in Grays on the panel for Nationwide.