Is the fact that my solicitor in Leek is not listed on my lender's conveyancing panel that there is a problem with the quality of her conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated that over three quarters 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Leek conveyancing practice and enquire why they are no longer on the approved list for your lender.
We previously chose conveyancers based in Leek on the Leeds Building Society solicitor approved list. They have just billed me a supplemental amount for dealing with the Leeds Building Society mortgage. Is this an additional conveyancing fee specified by Leeds Building Society?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your property lawyer can levy a fee for this. This fee is not dictated by Leeds Building Society but by your Leek property lawyer. Some firms on the Leeds Building Society panel will levy ’dealing with mortgage’ fee and others do not.
Can I be sure that the Leek conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Leek seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor carrying out your transaction.
I am selling my apartment. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Leeds Building Society are being pedantic. The Leek solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
The deeds to our house can not be found. The conveyancers who dealt with the conveyancing in Leek 10 years ago have long since closed. Will I be able to sell the house?
Gone are the days when you need to have the physical official documentation to evidence that you own the land or property, as the Land Registry have everything they need in a digital format.
As co-executor for the will of my aunt I am disposing of a property in Cardiff but live in Leek. My conveyancer (approximately 235 kilometers awayneeds me to execute a stat dec prior to completion. Can you recommend a conveyancing solicitor in Leek to attest this legal document for me?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are located in Leek
Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £225,000 maisonette in Leek next week. The managing agents has quoted £300 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Leek?
Leek conveyancing on leasehold maisonettes often involves the purchaser’s solicitor sending enquiries for the landlord to address. Although the landlord is under no legal obligation to respond to these enquiries the majority will be content to assist. They may invoice a reasonable administration fee for responding to questions or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is over three hundred pounds, in some cases it is in excess of £800. The administration charge required by the landlord must be sent together with a synopsis of entitlements and obligations in relation to administration charges, without which the charge is not strictly payable. In reality you have no choice but to pay whatever is demanded should you wish to exchange contracts with the buyer.
I am the registered owner of a garden flat in Leek, conveyancing was carried out April 2011. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Leek with over 90 years remaining are worth £227,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease expires on 21st October 2097
With just 72 years remaining on your lease the likely cost is going to be between £9,500 and £11,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.
Should I be concerned if there is a problem with the searches conducted as part of our conveyancing in Leek?
Usually, the majority of issues that arise in Leek conveyancing search results can be addressed prior to completion or indemnity insurance can be put on cover. It is crucial to remember that even though you may be buying the property and might be content to accept the search results, your building society or bank may not, and when all said and done they have the word say.