Are the Slade Green conveyancing solicitors identified as being on the Lloyds conveyancing panel, together with their details provided by Lloyds?
Slade Green conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.
Do I need to have a meeting at the offices of the solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Slade Green so that I can pop in to their offices if necessary.
Nowadays conveyancing panel lawyers for banks carry out the vast majority of communications via Royal Mail, internet or over phone calls. This enables them to carry out the legal work for your home move regardless of where you live in the country. Nevertheless you can see if you have the option of attending the offices of your conveyancing lawyer if just in case this is required.
I'm in the throws of looking at apartments in Slade Green and I am now considering a potential offer. Should I already have a conveyancer appointed at this stage? I will be getting a home loan with TSB.
It would be wise to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. As you are getting a mortgage with TSB, make sure you remember to check that your lawyer is on the TSB conveyancing panel.
I have a mortgage with Leeds Building Society for my property in Slade Green. Conveyancing has been completed months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Leeds Building Society?
Your original mortgage agreement with Leeds Building Society will provide that you need their approval in advance of renting your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Leeds Building Society directly. You need not do this via a Leeds Building Society conveyancing panel firm.
The formalities of my remortgage has taken place for my property in Slade Green. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I have justbecome aware that Action Conveyancing have been shut down. They conducted my conveyancing in Slade Green for a purchase of a freehold house 12 months ago. How can I check that the property is registered correctly in the name of the previous owner?
The quickest method to check if the premises is registered to you, 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 Slade Green conveyancing specialists.
I work for a reputable estate agency in Slade Green where we see a number of flat sales jeopardised due to leases having less than 80 years remaining. I have received conflicting advice from local Slade Green conveyancing solicitors. Can you confirm whether the seller of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
After years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Slade Green. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
in cases where there is a missing landlord or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to judgment on the sum to be paid.
An example of a Lease Extension case for a Slade Green property is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case affected 13 flats. The unexpired term was 76 years.
I have been recommended a conveyancing solicitor in Slade Green. I need to find out if they are listed on the lender's conveyancing panel. Can you or the bank confirm if they are on the panel?
You should contact the solicitor to enquire if they are on the bank's approved list. If that does not help call us and we can make some checks for you. Should the firm not be on the conveyancing panel we we can help find a quality conveyancing solicitor in Slade Green on the panel for your mortgage company.