Is it the case that all Moulton solicitor practices on the HSBC conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the HSBC approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some banks do permit licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers.
I am buying a property in Moulton. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Kent Reliance be concerned?
Given that your lender is Kent Reliance your lawyer must comply with the conveyancing instructions set out in Section 2 of UK Finance Lenders’ Handbook for Kent Reliance. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Kent Reliance where a lease does not meet these specifications. The requirements relate to the installation of panels on properties in England and Wales and is not restricted to Moulton.
Completion of my purchase has taken place for my property in Moulton. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I appreciate that there are debates on Chancel Insurance on online forums. Do I need this when acquiring a residence in Moulton? or Apparently there is historic law that means some homeowners residing in a parish church boundary will be compelled to pay for repairs towards the chancel within the church. Is this a legitimate concern for conveyancing in Moulton?
Unless a previous acquisition of the house took place post 12 October 2013 you can expect conveyancing practitioners handling conveyancing in Moulton to continue to advocate a chancel search and or chancel repair liability policy.
I have justbeen informed that Arc property Solicitors have closed. They carried out my conveyancing in Moulton for a purchase of a leasehold flat 10 months ago. How can I check that my home is not still registered in the name of the former proprietor?
The quickest method to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Moulton conveyancing specialists.
I've recently found out that there is a flying freehold issue on a house I have offered on last month in what should have been a straight forward, chain free conveyancing. Moulton is the location of the property. What do you suggest?
Flying freeholds in Moulton are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Moulton you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Moulton may ascertain 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.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £175,000 apartment in Moulton on Thursday in a week. The freeholder has quoted £372 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge such fees for a flat conveyance in Moulton?
Moulton conveyancing on leasehold apartments typically involves fees being raised by freeholders :
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Answering pre-exchange questions
Where consent is required before sale in Moulton
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I own a 1 bedroom flat in Moulton, conveyancing formalities finalised 7 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Moulton with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 yearly. The lease finishes on 21st October 2101
With only 76 years left to run we estimate the premium for your lease extension to span between £8,600 and £9,800 plus legals.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.
My husband and I are first time buyers just having agreed a price on a property in Moulton, and are about to get solicitors instructed. We have used the numerous rating tools and the results are from all over the England and Wales. Is it advisable to have a Moulton conveyancing practitioner local to our potential property? I am content to do everything electronically, but I am thinking at some point we will need to attend the conveyancer's office to sign papers?
The solicitor does not need to be in Moulton, but opting for local means that you have the option to attend their offices if you need to, for instance, if a signature is needed urgently. Furthermore, a Moulton solicitor have established relationships with local agents and (if the vendor has chosen a local lawyer) with them, which should help smooth the process.