My husband and I are purchasing a 1 bedroom apartment in St Paul's Cray with a mortgage. We wish to retain our St Paul's Cray conveyancer, however the lender says she’s not on their "panel". We have to appoint one of the lender panel firms or continue with our St Paul's Cray lawyer as well as pay for one of their panel firms to act for them. We consider that this is inequitable; are we not able to demand that the mortgage company use our St Paul's Cray conveyancing practitioner ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your St Paul's Cray conveyancing lawyer to apply to be on the conveyancing panel.
IfI were to buy a straightforward housein St Paul's Cray mortgage fee and have no survey and no local authority searches how much would I expect to have to pay for conveyancing in St Paul's Cray?
Any savings you would achieve would be isolated to the St Paul's Cray conveyancing searches. A conveyancing practitioner still got to do everything else - money laundering, correspond with the sellers property lawyer, stamp duty return, register the title etc. You might save a bit for them not needing to register a mortgage but it will not be significant.
I am aiming to move house in September. Does my conveyancing solicitor update the removal company on the completion day. Incidentally, can you recommend a removal company in St Paul's Cray. Conveyancing lawyer was organised before I stumbled across this site.
On the afternoon of completion you can collect the house keys from the property agent but this can only happen once the vendors lawyers advise the agent that the monies to complete are in and the keys can be given over. Subsequently you can tell the removal men that you are ready to move in. We are not in a position to recommend a particular removal company but can help you find a conveyancing in St Paul's Cray or a legal practice with expertise in conveyancing in St Paul's Cray.
We had instructed solicitors located in St Paul's Cray on the Clydesdale solicitor panel. They have just billed me a supplemental charge for handling the Clydesdale mortgage. Is this a supplemental conveyancing fee specified by Clydesdale?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your solicitor is entitled to levy a fee for this. This charge is not set by Clydesdale but by your St Paul's Cray conveyancing practitioner. Numerous firms on the Clydesdale panel will charge ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.
We were going to get a AIP from Nottingham this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nottingham recommend any St Paul's Cray solicitors on the Nottingham conveyancing panel, or is it better to find our own lawyer?
You will need to appoint St Paul's Cray solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
I have a renovated Victorian property in St Paul's Cray. Conveyancing lawyer represented me and Virgin Money. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in St Paul's Cray and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing lawyer who conducted the purchase.
I need to instruct a conveyancing solicitor for my conveyancing in St Paul's Cray. I've chance upon a site which seems to have the perfect solution If it is possible to get all formalities completed via phone that would be ideal. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I own a leasehold flat in St Paul's Cray. Conveyancing and Yorkshire Building Society mortgage organised. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1996. The conveyancing solicitor in St Paul's Cray who acted for me is not around. What should I do?
The first thing you should do is make enquiries of the Land Registry to make sure that the individual purporting to own the freehold is in fact the new freeholder. There is no need to incur the fees of a St Paul's Cray conveyancing firm to do this as it can be done on-line for £3. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Having spent years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in St Paul's Cray. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Absolutely. We can put you in touch with a St Paul's Cray conveyancing firm who can help.
An example of a Lease Extension case for a St Paul's Cray residence 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 term was 50.57 years.