My house in Page Green is up for sale and I have a buyer. Will the solicitor have to be on the Leeds Building Society conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Leeds Building Society conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
We are buying a apartment in Page Green. I might seem paranoid but how we can trust a conveyancer? At some point we have to deposit funds into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Is it the case that all Page Green CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing list of approved solicitors?
A selection of lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
Completion of my purchase has taken place for my property in Page Green. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Are there restrictive covenants that are commonly identified as part of conveyancing in Page Green?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Page Green. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
In what way can the Landlord & Tenant Act 1954 affect my commercial offices in Page Green and how can you help?
The particular law that you refer to affords protection to commercial lessees, granting the dueness to apply to court for a renewal lease and continue in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Page Green is one of our many areas of the UK in which the firms we work with are based
We're new to the buying process - agreed a price, but the selling agent advised that the seller will only move forward if we instruct the agent's chosen conveyancers as they want a ‘quick sale’. Our preferred option is to instruct a family conveyancer who is familiar with conveyancing in Page Green
It is unlikely the owners are driving this. Should the seller desire ‘a quick sale', alienating a genuine purchaser is is going to put the whole deal at risk. Try to communicate with the vendors directly and make sure they comprehend that (a)you are serious purchasers (b)you are ready to go, with finances in place © you do not need to sell (d) you wish to move quickly (e)however you intend to appoint your preferred Page Green conveyancing lawyers - not the ones that will give the estate agent a introducer fee or hit his conveyancing thresholds pre-set by corporate headquarters.
I would like to let out my leasehold flat in Page Green. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Even though your previous Page Green conveyancing lawyer is no longer available you can check your lease to see if you are permitted to let out the apartment. The rule is that if the lease is silent, subletting is allowed. Quite often there is a prerequisite that you are obliged to seek permission from your landlord or some other party before subletting. This means you not allowed to sublet in the absence of first obtaining consent. Such consent must not not be unreasonably turned down. If the lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.
Following years of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Page Green. Can we issue an application to the Residential Property Tribunal Service?
Most definitely. We can put you in touch with a Page Green conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Page Green flat is 22 Wakefield Road in January 2012. Following a vesting order Clerkenwell and Shoreditch County Court under section 26 of the Leasehold Reform,Housing and Urban Development Act 1993 on 9th May 2011 the Tribunal decided that the price that the Applicant for the freehold interest should pay is £17,400 This case was in relation to 2 flats. The remaining number of years on the lease was 74.13 years.