Am I correct in assuming that the fact that my conveyancer in Kelvedon is not listed on my bank's conveyancing panel that there is a problem with the quality of her conveyancing?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer 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 Kelvedon conveyancing practice and ask them why they are no longer on the approved list for your lender.
My wife and I are getting closer to an exchange on a flat in Kelvedon and my mum and dad have transferred the 10% deposit to my conveyancer. I am now informed that as the deposit has been received from someone other than me my conveyancer needs to disclose this to my mortgage company. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is not just from me. I informed the bank about my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
The lawyer is obliged to check with lender to make sure that they know that the balance of the purchase price is not from your own resources. The solicitor can only reveal this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
We are purchasing a house and need a conveyancing solicitor in Kelvedon who is on the Santander solicitor panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Kelvedon.
I am assisting my niece sell her house in Kelvedon. Will the conveyancing solicitor arrange the EPC or should I organise this?
After the abolition of Home Packs, energy assessments was retained a mandatory component of moving house. An energy performance certificate needs to be to hand in advance of the property being marketed. It is not something that lawyers ordinarily organise. Where you are using a Kelvedon conveyancing practitioner they might be willing to arrange EPC’s given their relationships with reputable Kelvedon assessors
Are all Kelvedon Conveyancing Quality Solicitors on the Aldermore conveyancing list of approved practices?
Some major lenders now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
We had appointed conveyancers locally in Kelvedon on the Nationwide solicitor approved list. They have just billed me an additional amount for handling the Nationwide mortgage. Is this an additional conveyancing fee set by Nationwide?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your property lawyer can charge a fee for this. The charge is not dictated by Nationwide but by your Kelvedon lawyer. Numerous firms on the Nationwide panel will quote ’dealing with mortgage’ fee but some practices incorporate it on their overall fee.
I am buying a new build flat in Kelvedon. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Kelvedon
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. There must be mutual enforceability of lessee’s covenants.
I wish to let out my leasehold apartment in Kelvedon. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
Some leases for properties in Kelvedon do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I purchased a 2 bed flat in Kelvedon, conveyancing was carried out 4 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Kelvedon with an extended lease are worth £180,000. The ground rent is £65 invoiced every year. The lease runs out on 21st October 2084
You have 59 years unexpired we estimate the premium for your lease extension to range between £20,900 and £24,200 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.