I am nearing exchange of contracts for my flat in Longlands and the EA has just e-mailed to advise that the purchasers are switching solicitor. I am told that this is due to the fact that the mortgage company will only deal with solicitors on their approved list. On what basis would a big named mortgage company only engage with specific lawyers rather the firm that they want to choose for their conveyancing in Longlands ?
Lenders have always had an approved set of law firms that can represent them, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Mortgage companies justify this action to a rise in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.
I am downsizing from our property in Longlands and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any local lawyer would know that there is no such problem. It does beg the question why the purchasers are using an internet conveyancing firm as opposed to a conveyancing solicitor in Longlands. We have lived in Longlands for 4 years we know that this is a non issue. Is it a good idea to contact our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You must 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 life insurance to cover that same sickness)
How does conveyancing in Longlands differ for newly converted properties?
Most buyers of new build residence in Longlands come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is completed. This is because builders in Longlands tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Longlands or who has acted in the same development.
What makes your site different to alternative online quote calculators when it comes to conveyancing in Longlands?
At this site get an accurate quote from a Solicitor or Licensed Conveyancer that appreciates the issues of your conveyancing in Longlands. Unlike many estate agents and many comparison sites we do not operate kick-back arrangements with solicitors. Many agents and online brokers 'recommend' the firm paying the highest commission, rather than the best value conveyancing in Longlands
We're novice buyers - agreed a price, but the estate agent has warned us that the owners will only proceed if we use their chosen conveyancers as they want an ‘expedited deal’. We would rather use a local solicitor used to conveyancing in Longlands
It is improbable the sellers are behind this. Should the vendor desire ‘a quick sale', alienating a motivated purchaser is not the way to achieve this. Try to communicate with the sellers directly and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you wish to move quickly (e)but you are going to appoint your own,trusted Longlands conveyancing firm - not the ones that will earn the negotiator at the agency a referral fee or achieve conveyancing figures demanded by corporate headquarters.
Do you have any advice for leasehold conveyancing in Longlands with the purpose of saving time on the sale process?
- Much of the frustration in leasehold conveyancing in Longlands can be avoided if you instruct lawyers the minute you market your property and request that they start to put together the leasehold documentation which will be required by the purchasers’ solicitors. If you have had any disputes with your freeholder or managing agents it is essential that these are resolved prior to the flat being marketed. The buyers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as historic rather than ongoing. In the event that you altered the property did you need the Landlord’s permission? In particular have you laid down wooden flooring? Most leases in Longlands state that internal structural changes or installing wooden flooring necessitate a licence issued by the Landlord approving such alterations. Should you fail to have the consents in place you should not communicate with the landlord without checking with your conveyancer in the first instance. If you have the benefit of shareholding in the Management Company, you should ensure that you have the original share certificate. Obtaining a re-issued share certificate can be a lengthy process and frustrates many a Longlands home move. If a reissued share is needed, do contact the company officers or managing agents (where applicable) for this at the earliest opportunity.
I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Longlands conveyancing firm to act on my behalf?
in cases where there is a missing freeholder or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to assess the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Longlands property is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case affected 1 flat.