My IFA requires my Killamarsh solicitor’s panel reference for the Lloyds conveyancing panel. What is the best way to discover this. I have tried my local Killamarsh branch but they have not got back to me yet.
You are best placed to get this information from your Killamarsh lawyer . They maintain a central record lender panel numbers.
My partner and I have just purchased a house in Killamarsh. We have since encountered a number of issues with the house which we believe were missed in the conveyancing searches. Is there anything we can do? What searches should? have been ordered as part of conveyancing in Killamarsh?
The query is not clear as to the nature of the problems and if they are unique to conveyancing in Killamarsh. Conveyancing searches and due diligence undertaken during the buying process are carried out to help avoid problems. As part of the process, the vendor answers a form called a Seller’s Property Information Form. If the information turns out to be misleading, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Killamarsh.
My partner and I have arranged a further advance on our home loan from Principality as we wish to conduct improvements to our home in Killamarsh. Do we need to appoint a high street Killamarsh solicitor on the Principality conveyancing panel to handle the legals?
Principality would not normally require firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality panel.
I have paid off my mortgage with Virgin Money. I assume I don't need a Killamarsh conveyancer on the Virgin Money panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
About to purchase house in Killamarsh. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Killamarsh lawyer is on the Co-operative conveyancing panel.
I used Stirling Law a few years ago for my conveyancing in Killamarsh. I now require my file however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Killamarsh of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Killamarsh is the location of the property. What do you suggest?
Flying freeholds in Killamarsh are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Killamarsh you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Killamarsh may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
We expect to complete the sale of our £325,000 garden flat in Killamarsh next week. The management company has quoted £396 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Killamarsh?
Killamarsh conveyancing on leasehold apartments ordinarily necessitates fees being levied by landlords agents :
-
Answering pre-exchange questions
Where consent is required before sale in Killamarsh
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I own a studio flat in Killamarsh, conveyancing formalities finalised in 1996. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Killamarsh with an extended lease are worth £165,000. The ground rent is £50 levied per year. The lease ends on 21st October 2103
With 78 years left to run we estimate the price of your lease extension to range between £7,600 and £8,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.