We wanted to use a property lawyer in St Mary Cray for our house purchase. Our broker has since notified us that our bank Santander won't deal with them. Why is this not regarded as unfair competition?
A decade ago most lenders had an appetite for risk which was higher than today. Almost all St Mary Cray conveyancing firms would have been on many bank panels. The financial services regulator in 2010 conducted a thematic investigation into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more data from law firms about their operations and the individuals who work for them as well as set certain criteria such a completing on a minimum number of transactions. Many St Mary Cray conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. St Mary Cray is amongst the thousands of areas where the conveyancers showing on our search results are members of the panel for Santander.
This question may be naive but I am wet behind the ears as FTB of a ground floor flat in St Mary Cray. Do I collect the keys to the house on completion from my solicitor? If so, I will use a local conveyancing solicitor in St Mary Cray?
On the day of completion you will not be required to attend the conveyancers office in St Mary Cray. Your solicitors will transfer the purchase money to the seller's lawyers, and once they have received this, you should be called to pick up the keys from the property Agents and move into your new home. This tends to happen early afternoon.
Does a directory service exist listing UBS panel conveyancers in St Mary Cray on the Building Society Association’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. Very few lending institutions make their panel listings viewable online. Where you are looking for a St Mary Cray conveyancing practitioner on the UBS please use our facility.
Can I be sure that the St Mary Cray conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in St Mary Cray obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor conducting your transaction.
I moved into my house on 9 October and my personal details is yet to be registered. Should I be concerned? My conveyancing solicitor in St Mary Cray expressed confidence that it would be dealt with in a couple of weeks. Are properties in St Mary Cray particularly slow to register?
As far as conveyancing in St Mary Cray is concerned, registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can differ subject to the party submitting the application, whether it is in order and whether the Land registry must send notices to any third persons or bodies. Currently in the region of 80% of submission are completed in less than three weeks but occasionally there can be extensive delays. Historically registration takes place after the new owner is living at the property therefore post completion formalities is not always top priority yet if there is a degree of urgency associated with the registration then you or your lawyers could speak with the land registry and explain the circumstances.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. St Mary Cray is the location of the property. What do you suggest?
Flying freeholds in St Mary Cray are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside St Mary Cray you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Mary Cray may decide 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.
Am I best advised to instruct a St Mary Cray conveyancing solicitor based in the area that I am purchasing? I have an old university friend who can carry out the conveyancing however his firm is located 300miles away.
The benefit of a local St Mary Cray conveyancing practice is that you can pop in to execute paperwork, present your ID and apply pressure on them where appropriate. They will also have local knowledge which is a bonus. However it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and in the main were content that must outweigh using an unknown St Mary Cray conveyancing lawyer solely due to them being round the corner.
Harry (my fiance) and I may need to rent out our St Mary Cray basement flat temporarily due to a new job. We instructed a St Mary Cray conveyancing practice in 2001 but they have closed and we did not have the foresight to seek any guidance as to whether the lease permits subletting. How do we find out?
Even though your previous St Mary Cray conveyancing solicitor is not around you can review your lease to see if you are permitted to let out the apartment. The accepted inference is that if the deeds are non-specific, subletting is permitted. Quite often there is a prerequisite that you need to obtain permission from your landlord or other appropriate person in advance of subletting. This means that you cannot sublet in the absence of prior permission. Such consent is not allowed to be unreasonably withheld. If the lease prohibits you from letting out the property you should ask your landlord if they are willing to waive this restriction.
Having spent months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in St Mary Cray. Can we issue an application to the Residential Property Tribunal Service?
Most definitely. We can put you in touch with a St Mary Cray conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a St Mary Cray premises is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case related to 1 flat. The unexpired lease term was 50.57 years.