Is the fact that my conveyancer in Monken Hadley is not listed on my lender's conveyancing panel that there is a problem with the standard of her work?
It would not be wise to jump to that conclusion. There are plenty of 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 top 5 reasons are as follows: (1) low volume 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 Monken Hadley conveyancing practice and enquire why they are no longer on the approved list for your bank.
I am need of leasehold conveyancing for an apartment in a fairly new development (6 years old) in Monken Hadley. 95% of the properties are already disposed of. Do I need carry out the conveyancing searches as part of conveyancing in Monken Hadley?
Conveyancing Searches are a critical link in the Monken Hadley conveyancing process. There are hundreds companies delivering Monken Hadley conveyancing searches, as well straight from the local authority. These are generally termed personal search providers and they produce, not surprisingly, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authority.
When researching consumer advice sites for an online solicitor in Monken Hadley, most advise that I must look for a CQS kitemarked lawyer. Can you explain what CQS is?
Monken Hadley Conveyancing Quality Scheme law firms have obtained accreditation by the law Society The Law Society established CQS to promote high standards in the home legal process. CQS helps consumers to recognise practices that provide a quality residential conveyancing. Monken Hadley is one of the many areas in England and Wales in which CQS have offices. The conveyancing scheme requires solicitors to undergo a strict assessment, compulsory training, self-certification, random audits and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Legal Ombudsman.
My step-father has encouraged me to use his lawyers for conveyancing in Monken Hadley. Should I use them?
Much as we are happy to recommend a Monken Hadley conveyancing lawyer the best way to choose a conveyancing solicitor is to get guidance from friends or family who have actually used the solicitor you're considering.
My wife and I purchased a leasehold house in Monken Hadley. Conveyancing and Santander mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Monken Hadley who previously acted has now retired. Any advice?
First contact HMLR to make sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. There is no need to incur the fees of a Monken Hadley conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Monken Hadley conveyancing firm to assist?
if there is a absentee freeholder or if there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to decide the premium.
An example of a Lease Extension matter before the tribunal for a Monken Hadley premises is Flat 2 2 Netherfield Road in April 2010. The Tribunale held that premium payable for a 90 year extension to the existing Lease should be £7,705. This case affected 1 flat. The remaining number of years on the lease was 76 years.
We have recently had an offer accepted on our 1st house in Monken Hadley, and need to get solicitors appointed. We have utilised the different comparison based websites and the fee estimates are from all across the England and Wales. Is it necessary to have a Monken Hadley lawyer local to your potential property? I am happy to do everything electronically, but I guess at some stage we may need to visit the conveyancing practitioner's office to sign papers?
Generally there is no need to attend the office of your solicitor, they can send any relevant papers to you, which you can sign and return. Many buyers and sellers nevertheless opt to use a locally based solicitor, but it is not a prerequisite for conveyancing in Monken Hadley.