Do I need to have a meeting at the offices of the solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in Lisson Grove so that I can attend their offices if necessary.
As opposed to 15 years ago, the vast majority lenders no longer require their conveyancing panel solicitor to witness the mortgagors signature. You will still be obliged to provide identification documents and there are still manifest advantages to instructing a locally based practitioner, in your situation a conveyancing solicitor in Lisson Grove.
There is lots of information on this site concerning conveyancing in Lisson Grove but what is your top tip for choosing the right conveyancer in Lisson Grove
It would be unwise to be tempted by the lowest Lisson Grove conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Lisson Grove?
There are two types of lawyers who can perform conveyancing in Lisson Grove namely CLC regulated conveyancers or solicitors. Both professionals handle conveyancing services that you need to complete the disposal or purchase of property. They are both duty bound to conduct Lisson Grove conveyancing to the same standards and guidelines so you can be safe in the knowledge that your conveyancing will be professionally conducted and that the requisite steps should be suitably attended to.
We had chosen conveyancing lawyers locally in Lisson Grove on the Santander solicitor approved list. They have just invoiced me a further charge for dealing with the Santander mortgage. Is this a supplemental conveyancing fee set by Santander?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancer can charge a fee for this. This charge is not set by Santander but by your Lisson Grove solicitor. Plenty of firms on the Santander panel will charge ’dealing with mortgage’ fee but many practices incorporate it on their overall fee.
I am downsizing from our house in Lisson Grove and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A high street Lisson Grove lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed an internet conveyancing outfit rather than a conveyancing solicitor in Lisson Grove. Having lived in Lisson Grove for 5 years we know that this is a non issue. Is it a good idea to contact our local Authority to get clarification that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I used Action Conveyancing a few years ago for my conveyancing in Lisson Grove. I now require my file but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Lisson Grove of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Should I be wary that third parties that I am dealing with are recommending a factory type conveyancing firm as opposed to a High Street Lisson Grove conveyancing company?
As with many service providers, often recommendations from family and friends can be very helpful. Nevertheless there are many players in a conveyancing deal; estate agents, financial adviser and banks might all recommend lawyers to instruct. On occasion these solicitors might be known to one of the organisations as experts in their field, but sometimes there is an underlying commercial relationship behind the endorsement. You are free to select your preferred conveyancer. Don't forget that most lenders specify a panel list of law firms you must use for the mortgage related work in your house move.
Having checked my lease I have discovered that there are only Fifty years remaining on my lease in Lisson Grove. I now want to extend my lease but my freeholder is absent. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. You will be obliged to prove that you or your lawyers have made all reasonable attempts to find the landlord. In some cases an enquiry agent should be useful to try and locate and to produce an expert document to be accepted by the court as evidence that the landlord is indeed missing. It is wise to seek advice from a property lawyer both on investigating the landlord’s disappearance and the application to the County Court overseeing Lisson Grove.
Despite our best efforts, we have been unsuccessful in trying to purchase the freehold in Lisson Grove. Can this matter be resolved via the Leasehold Valuation Tribunal?
in cases where there is a missing freeholder or if there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the LVT to calculate the sum to be paid.
An example of a Lease Extension decision for a Lisson Grove residence is Flats 37 & 39 88/90 Portland Place in December 2010. The Tribunal determined that the premium payable for the lease extensions in respect of these two flats is as follows:- For Flat 37, the sum of £385,230.00 For Flat 39, the sum of £436,780.00 This case was in relation to 2 flats. The unexpired residue of the current lease was 24.02 years.